January 2022 SF Apartment Magazine

SF APARTMENT magazine

NEW YEAR

NEW MARKET

THE LAWS & TRENDS THAT WILL SHAPE 2022

San Francisco Apartment Association January 2022 / $7.00

~ Our 2021 Closings ~

$322,736,597 in Sales, Totaling 54 Properties & 630 Units We Would like to thank our valued clients for making 2021 one of our best years ever!

501 Grant Ave/614 Pine St

1900 Gough St

(65 Units - Financial District) (38 Units - Pacific Heights)

1601 Beach St

3210 Gough St

(15 Units - Marina)

2028 Scott St

828 Taylor St

(10 Units - Downtown)

3333-3343 24th St

(6 Units - Inner Mission)

820-822 Irving St

(2 Units - Inner Sunset)

(36 Units - Russian Hill)

1 Mallorca Way

(15 Units - Marina)

(12 Units - Pacific Heights)

2355 Leavenworth St

(15 Units - Marina)

1920 Franklin St

5431 California St

1000 Union St

(30 Units - Russian Hill)

9 August Alley

(15 Units - North Beach)

494 29th Ave

(12 Units - Pacific Heights)

(12 Units - Lake Street)

(12 Units - Central Richmond)

245 Shrader St

103 Carl St/901 Cole St

1633 Washington St

(9 Units - North Panhandle)

114-124 Noe St

(6 Units - Duboce Triangle

957-959 De Haro St (2 Units - Potrero Hill)

(9 Units - Cole Valley)

3548 Pierce St

(6 Units - Marina)

338-340 Divisadero St (2 Units - Hayes Valley)

(9 Units - Nob Hill)

2727 Clay St

(5 Units - Pacific Heights)

2859-2861 Turk Blvd

(2 Units - Lone Mountain)

2121 Sacramento St

(24 Units - Pacific Heights)

1535 48th Ave

255 Steiner St

1845 Cabrillo St

(15 Units - Outer Sunset) (13 Units - Central Richmond)

3146 Divisadero St

(12 Units - Cow Hollow)

2901 Buchanan St

(9 Units - Cow Hollow)

189 Parnassus Ave

(5 Units - Cole Valley)

CVS Pharmacy

(Winter Garden, FL)

1677 Bush St

(23 Units - Hayes Valley) (21 Units - Lower Pacific Heights)

690 34th Ave

1580 Beach St

(12 Units - Marina)

301 Lyon St

(12 Units - Outer Richmond) (12 Units - North Panhandle)

1885 Filbert St

(8 Units - Cow Hollow)

1435 Kearny St

(5 Units - Telegraph Hill)

Walgreens

(Oroville, CA)

540 Cole St

(7 Units - Haight Ashbury)

3660 20th St

(5 Units - Mission Dolores)

1201 Leavenworth St (16 Units - Nob Hill)

1884 Greenwich St

(12 Units - Cow Hollow)

590 8th Ave

(10 Units - Downtown)

793 Clayton St

1525 Clay St

(16 Units - Nob Hill)

30 Corwin St

(12 Units - Eureka Valley)

1825 Pine St

(11 Units - Lower Pacific Heights)

2847 Fillmore St

(6 Units - Haight Ashbury)

(6 Units - Pacific Heights)

2465 Filbert St

1943-1947 Stockton St

(4 Units - Cow Hollow)

7-Eleven

(Sacramento, CA)

(3 Units - North Beach)

Starbucks

(Kansas City, MO)

7-Eleven

(Austin, TX)

The Devincenti/Lagomarsino Team at Colliers The Top Selling Apartment Brokerage Team

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Brad Lagomarsino

415 288 7848

415 288 7847

Executive Vice President

j.d@colliers.com lic. 00951916

Executive Vice President

www.theDLTeam.com

brad.lago@colliers.com lic. 01058500

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JAY GREENBERG

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.

SENIOR SALES ASSOCIATE COMPASS COMMERCIAL

415.308.6560 TRIGG@TRIGGSPLENDA.COM DRE 01484698

SF APA magazine

SF APARTMENT

contents

Features

20

Above and Abode

by ABODE SERVICES

32

A Class Act

by NORA BOXER

40

Piece of Work

by MARGARET J. GROVER

32 4

JANUARY 2022 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

8

44

Four Flats to the Wind

Anybody Home?

The News

14

President’s Report In Your Corner

by CHARLEY GOSS

18

Surreal Estate Intimacy & Estrangement

by JUSTIN A. GOODMAN

Legal Q&A

by VARIOUS AUTHORS

54

Sacramento Report Holding Court

by DEBRA CARLTON

49

SFAA February 2022 Ballot Card

60

Calendar

62

Professional Services Directory

66

Membership Application

32

SF APARTMENT MAGAZINE | JANUARY 2022

5

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6

JANUARY 2022 | SF APARTMENT MAGAZINE

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112

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

SFAA Staff Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Manager Maria Shea Member Services Gershay Castaneda

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,

VOLUME XXXV , NUMBER 1 JANUARY 2022 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-392-3770 or 415-255-2288 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 $84 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork.

The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought.

Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission.

Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright @2022 by SFAA.

Kent Mar, Neveo Mosser, J.J. Panzer, Bert Polacci, James Sangiacomo, Dave Wasserman

SF APARTMENT MAGAZINE | JANUARY 2022

7

COLUMN

THE NEWS

to get lost in the debate over adding new units in formerly single-family housing districts. 12,568 residential buildings in San Francisco have more units than would be allowed under current zoning.

That represents about 31% of all homes

Four Flats to the Wind

Fourplex legislation clears the Planning Commission.

in the city. As the Planning Department’s staff report notes, Supervisor Mandelman’s proposal rectifies policy decisions made in the 1970s which effectively downzoned large swaths of western and southern San Francisco. Multi-family buildings coexist with single-family

Editor’s Note: State and federal guide-

and environmental review process.

lines and legislation are constantly

The Planning Commission also recom-

changing regarding COVID-19. For the

mended the Planning Department’s

The Planning Department’s recommen-

latest information, resources, financial

proposed modifications, including that

dations included an increase on corner

aid, and forms, visit www.sfaa.org or

the Board of Supervisors allow six units

lot density to six units, amending the

www.caanet.org/coronavirus.

on corner lots.

residential design guidelines to add ob-

In November, the San Francisco Plan-

Supervisor Mandelman has been push-

zoning district and adopting a local

ning Commission unanimously recom-

ing for this legislation for nearly a year.

alternative to SB-9, increasing funding

mended that the Board of Supervisors

He expanded the reach of the ordinance

for supportive housing programs, and

approve legislation proposed by Super-

after the state passed SB 10, which al-

establishing an impact fee on homes

visor Rafael Mandelman to allow four

lowed moderate upzoning near transit

over 4,000 square feet. Ensuring all

units on any residential lot, as well as up

without a cumbersome and years-long

San Franciscans have access to capital

to six units on corner lots, in residential

process by the California Environmen-

in order to benefit from the legislation

high-density (RH) zones.

tal Quality Act (CEQA) that ordinarily

will be crucial to create new fourplex

would be required (not to mention that

housing. Development impact fees

Supervisor Mandelman’s proposal—ac-

each project utilizing the increased

have become a primary cost consider-

tually two pieces of legislation—only

density would undergo its own CEQA re-

ation for development projects; taxing

proposes minor changes to the Planning

view). In spite of well-publicized denials

housing instead of looking for a more

Code itself, and is quite simple in its ef-

of major housing projects by the Board

generalized funding source might not

fect: (1) up to four dwelling units per lot

of Supervisors, Supervisor Mandelman

prove successful. Also, establishing

would be allowed either on every corner

proposed legislation that can become a

objective residential design guidelines

lot or on every lot in an RH zoning dis-

key solution to San Francisco’s housing

will be critical to ensuring that fourplex

trict, and (2) those sites would be subject

crisis. This is not an easy time to pro-

projects can actually be approved, and

to the development controls of the RH-3

pose pro-housing laws in San Francisco,

in an orderly fashion without overbur-

zoning district. All other aspects of the

much less to expand scope when pre-

dening Planning Department staff or

SF Planning Code would continue to

sented with the opportunity.

dissuading San Franciscans wary of an

homes currently and can in the future.

jective standards, eliminating the RH-1

overly complicated set of guidelines

apply. That includes height, rear yard,

8

setback, and open space requirements,

The Planning Department’s staff report

or process. For example, in spite of the

as well as the standard entitlement

contains an insightful point that seems

RH-4 zoning, the Residential Design

JANUARY 2022 | SF APARTMENT MAGAZINE

MULTI-UNIT. MIXED-USE. COMMERCIAL. With over 19 years of experience selling investment properties in San Francisco, Allison Chapleau is an expert in her field with an aggressive marketing approach resulting in the highest value for her clients. Visit allisonchapleau.com to learn the value of your property.

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

www.allisonchapleau.com

SF APARTMENT MAGAZINE | JANUARY 2022

9

Guidelines could effectively limit some sites to a lower density.

WARM WELCOME TO GERSHAY CASTANEDA

As noted above, Supervisor Mandelman’s ordinances as currently proposed are straightforward and clear to understand and execute. They now move to the Board of Supervisors, which will be able to add the Planning Commission’s and Planning Department’s suggestions and make pro-

Let’s all extend a warm welcome to SFAA’s newest employee, Gershay Castaneda. Gershay will spend his time at SFAA working in membership services, developing the monthly SFAA member meetings, assisting members day to day with their questions and concerns, and working on Spanish translations.

SF Apartment Magazine: Welcome to the San Francisco Apartment

what final form the legislation could take.

Association! We’re all looking forward to working with you. Can you tell us about your experience? What brought you to where you are now?

Finally, this update includes two maps from

Gershay Castaneda: I worked for years in the restaurant industry in

posals of their own. It remains to be seen

the Planning Department’s staff report. The first shows the areas in San Francisco that are currently zoned RH, where the proposed legislation would allow fourplexes.

The second shows where new housing has been built in San Francisco since 2005. The maps generally do not overlap.

The above content was written by Reuben, Junius & Rose Attorney Mark Loper and was originally published at reubenlaw.

customer service and eventually as a restaurant manager. I was looking for a change, and came upon this perfect opportunity with the San Francisco Apartment Association. I have always been interested in real estate and property management, and I think I can excel in this business.

SFAM: What are you most excited about in your new role?

Castaneda: I’ve very excited about starting this new career path, learn-

ing about the property management industry, and helping the association.

Also, I’m fluent in Spanish, so I’m looking forward to helping SFAA’s Spanishspeaking members.

com. It was reprinted here with permission.

SFAM: What skills did you development in restaurant management that you think will help you in your new role at SFAA?

Exemptions Deadline— February 15, 2022

Castaneda: The professional and customer service skills I developed in

Real property or personal property exemptions and exclusions can reduce your real and personal property tax obligations.

Homeowners’ exemption: If you own and occupy your home as your principal place of residence, you may be eligible for an exemption of up to $7,000 off the property’s assessed value, resulting in a property tax savings of approximately $70 to $80 annually.

Disabled Veterans’ Property Tax Exemption: Disabled veterans of military service may be eligible for up to a $221,304 exemption towards their property’s assessment. Qualifying veterans must have been disabled due to a service-related injury or disease while in the armed forces, and must be a resident of California as of January 1 of the year in which they are applying for an exemption.

The News… continued on page 48

10

JANUARY 2022 | SF APARTMENT MAGAZINE

the restaurant industry are applicable to the property management industry in general, and even more so to my member services role with SFAA.

SFAM: I hear you are from the Bay Area! What do you enjoy most about

the city?

Castaneda: I am from the East Bay, having grown up in Concord. I enjoy the diversity of the city and its restaurants. I love living close to the water and enjoying the city’s beaches on sunny days.

SFAM: Do you have a favorite neighborhood? A favorite restaurant?

Castaneda: My favorite neighborhood is the Mission District because of the variety of delicious restaurants, and my favorite restaurant is the Peruvian restaurant, Limon Rotisserie.

SFAM: How do you prefer to spend your days off in the Bay Area?

Castaneda: I like to spend my free time exploring the different hikes the Bay Area has to offer. I recently got into golfing and have been enjoying checking out the different golf courses in the area.

Gershay can be reached at gershay@sfaa.org.

Adam Filly

Exceeding Expectations

Apartments | Mixed-Use | Commercial

6331 Mission St | Comm.

428 15th Ave | Land

LD SO

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427 8th Ave | 4 Units

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1692 Haight St | $4,950,000

4725 Irving St | 9 Units

1457 Haight St | 6 Units

6138 Geary Blvd | Comm.

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1312 18th Ave | 3 Units

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112 Shotwell St | 4 Unit

125 Clayton St | 12 Units

614 Cole St | 6 Units

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66 Winfield St | 2 Units

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1664 Fell St | 4 Units

2906 Van Ness Ave | 5 Units

2727 Polk St | 7 Units

2291 Green St | 5 Units

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2391 Folsom St | 8 Units

1234 Grove St | 5 Units

2440 Mariposa St | Comm.

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1754 Mission St | 9 Units

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Thank you to all of my clients for making 2021 another successful year!

1855 10th Ave | $9,495,000 3650 Sacramento | $9,850,000

Now more than ever you need an expert on your side. If you are considering buying or selling an investment property, then call Adam to discuss your goals.

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 2022

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JANUARY 2022 | SF APARTMENT MAGAZINE

DAN McGUE

S A N F R A N C I S CO ’ S L E A D I N G A PA RT M E N T B R O K E R OVER $2.8 BILLION IN TOTAL SALES!

6 Apartment Units 2 Commercial Duboce Triangle

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GREAT INVESTMENT PROPERTIES FOR SALE!

38 Apartments 1 Commercial Sunset District

4 Apartment Units Mission District

38 Unit Multi-Family/ Commercial Mixed Use Hayes Valley

12 Apartment Units Cow Hollow

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12 Apartment Units Lower Haight

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7 Apartment Units Lake Street District

12 Apartment Units Mission Dolores

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4 Apartment Units Lower Pacific Heights

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R E C E N T LY S O L D P R O P E RT I E S !

40 Apartments 2 Commercial Downtown, SF

7 Apartment Units Haight Ashbury

Dan McGue

Senior Commercial Broker Associate

Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com

REALTY

© 2019 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the SFregistered APARTMENT MAGAZINE | JANUARY Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo are service marks owned by Coldwell Banker Real 2022 Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

13

COLUMN

PRESIDENT’S REPORT

In Your Corner written by CHARLEY GOSS

SFAA has been working tirelessly to help its members through the everchanging political landscape and rental market during the pandemic.

Compliance SFAA’s main focus in 2021 was on compliance. San Francisco’s landlord-tenant law is notoriously fickle, complicated, and always in flux, but emergency orders and ordinances brought this disorder to a new level during the

building repairs, and other expenses

pandemic, with rules, regulations, and

have continued to come due. As much

best practices changing on an almost-

I write to you as we close the second

as we would like to think that we’ve

weekly basis.

calendar year of the pandemic, and

weathered the pandemic and put it

what has largely been another diffi-

behind us, with a new COVID variant

Between virtual classes, legislative

cult year for rental housing providers.

recently identified in San Francisco and

and regulatory email updates, and free

While the pandemic has had signifi-

new regulations governing rental hous-

seminars from SFAA attorneys and lead-

cant effects on property owners, on

ing in effect through March 2022, we’re

ership, SFAA worked to produce even

renters, and on housing markets city-

by no means out of the woods yet.

more free educational and compliance

Dear SFAA members,

material for members in 2021. Virtual

wide, San Francisco’s rental market was particularly impacted, with rents

Although it’s been stressful and chal-

content allowed SFAA to reach more

dropping and vacancy rates rising

lenging, it’s not all doom-and-gloom.

members than ever over the past year,

faster than any other metropolitan

With businesses and tourist attractions

with several hundred property own-

area in the nation.

reopening, some offices bringing their

ers representing thousands of units

employees back on a limited basis,

citywide tuning in to view an impres-

After watching the rental market drasti-

rental assistance being dispersed, and

sive slate of virtual classes at the annual

cally dip in mid-2020 by up to 30% in

the market showing signs of a rebound,

SFAA trade show, seminars on rental

different neighborhoods, it was a relief

SFAA members have reason to be op-

assistance, new guidance on three-day

to see San Francisco’s rental market has

timistic as we look toward a new year.

notice regulations, and more. As we look

rebounded relatively well through 2021.

Even so, despite the expiration of rent

to 2022, legal and regulatory compli-

Though rents are not at pre-pandemic

increase freezes, eviction moratoria,

ance will remain an important theme for

levels, they’ve risen slowly through 2021

and emergency orders, as we look to

SFAA members to stay on top of.

as workers and residents who left the

provide housing and do business in

area temporarily during the pandemic

2022, it’s important to remember that

come back and look for decent deals on

the rental housing industry will not

Clear Communication and Conflict Resolution

apartments before employers mandate a

soon be returning to the pre-pandemic

2021 has also brought a new focus for

partial return to the office.

world as we knew it.

many in SFAA leadership. Emergency and court orders have made it abun-

14

The San Francisco Apartment Associa-

In this quarter’s President’s Report, I’d

dantly clear that evictions are only to be

tion is proud of its members, who have

like to give a brief overview of what

used as a last resort, especially during

provided safe, secure, sanitary housing

SFAA has been working on for mem-

a pandemic, and SFAA has focused its

for their renters during a pandemic,

bers over the past year and prepare

communications, education, and coun-

many without receiving any rent for

rental housing providers for the new

seling efforts on helping members com-

almost two years while property taxes,

year and beyond.

ply with regulations and renters’ rights,

JANUARY 2022 | SF APARTMENT MAGAZINE

THE JONES TEAM Ethical. Human. Local.

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Senior Broker Associate

Real Estate Professional

SF APARTMENT MAGAZINE | JANUARY 2022

15

de-escalate conflicts, assert their rights in

complete applications for rental assis-

appeal of the buyout restriction ordi-

a non-adversarial way, and use proactive

tance. Although it’s been a long process,

nance and the commercial rent forgive-

communication, conflict intervention, and

rent relief dollars are now flowing to San

ness ordinance are still pending.

other mediation services when necessary.

Francisco property owners, eliminating

Of course, there are situations where a

millions of dollars of rental debt for ten-

To learn more about SFAA’s legal fund or

property owner must exercise their right

ants. Currently, the State of California is

make a tax deductible donation, turn to the

to evict for the good of other renters in the

seeking to recover additional funds from

sidebar on page 49.

building, but SFAA is working to encourage

states like North Dakota and Montana,

members to effectively deal with potential

which are states that will not exhaust

2022 Election Year

conflicts and issues proactively instead of

their appropriations. The Rent Relief

As we look to what next year looks like

allowing disputes to devolve into lawsuits.

program will continue to operate at least

politically, 2022 is an election year for San

through the first several months of 2022.

Francisco (again). Assessor-Recorder, the

Clear and constant communication has always been critical in property management and to help maintain a positive, productive, and healthy landlord-tenant relationship, but if there is one thing that this pandemic has made clear, it’s that good communication and conflict resolution skills are vital for property managers and rental housing providers. Communicating regularly with your tenants and being able to work through differences, compromise, and find common ground is a necessary tool for a productive and positive landlordtenant relationship.

De-escalating conflicts isn’t always possible on your own, and SFAA has been pleased to work with Conflict Intervention Services (CIS), with the Bar Association of San Francisco. CIS is an innovative program that uses skilled mediators with diverse backgrounds in landlord-tenant law, psychol-

primary for AD-17, and a recall of School

The SF Apartment Association Board of Directors has endorsed a recall of all three school board members and is expected to endorse the recall of District Attorney Boudin if and when the recall qualifies.

ogy, mental health, and housing conflict.

They are an excellent resource for helping

Legal Action

resolve disputes between you and your

2021 has also been a busy year for the

renters or among your renters.

San Francisco Apartment Association’s

COVID-19 Rent Relief

legal fund. SFAA sued the City on behalf temporary and permanent eviction mora-

was ensuring that the COVID-19 Rent

toriums for renters who had missed rent

Relief programs are workable and acces-

during COVID. The suit was unsuccessful,

sible for San Francisco property owners

but SFAA leadership felt it was impor-

and their renters. Very early on in the

tant to take a stand against the Board of

pandemic, SFAA was a leading advocate

Supervisors. SFAA’s legal fund also pur-

for governments to pass rental assistance

sued to appeal an ordinance that limits

instead of eviction moratoria. Months

a property owner’s ability to execute a

later, Congress and then the state of Cali-

buyout agreement with their renter. SFAA

fornia passed bills to appropriate funding

sponsored another lawsuit against the

to help renters pay rent and to reduce

City, seeking to strike down an ordinance

rental debt. SFAA has held free work-

that would create a rebuttable presump-

shops, answered questions, scheduled

tion that a commercial tenant who was

appointments, and offered office hours

required to shut down during COVID-19

to help property owners and their renters

was forgiven from paying rent. Both the

JANUARY 2022 | SF APARTMENT MAGAZINE

Lopez, and Fauuga Moliga will all appear on the February 15 ballot. A potential recall of District Attorney Chesa Boudin may also appear on a ballot later in the year. The San Francisco Apartment Association Board of Directors has endorsed a recall of all three school board members and is expected to endorse the recall of District Attorney Boudin if and when the recall qualifies.

In Closing While there’s been much stress and uncertainty in San Francisco and the rental housing industry over the past eighteen months, SFAA recognizes the sacrifices and difficulties many rental housing providers like yourself have endured. We’ll be here, continuing to work on your behalf at City Hall, in the courts, at the ballot box and by helping you navigate San Francisco’s myriad landlord-tenant rules and regulations. Onward.

Charley Goss is the Director of Government Affairs at the San Francisco Apartment Association. He can be reached at Charley@sfaa.org.

of its members, attempting to strike down

Another main focus for SFAA during 2021

16

Board members Allison Collins, Gabriela

Be On Your A Game.

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

LISTED & SOLD

PRICE REDUCED

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475 Chestnut Street 7 Units | 6,613 SF

1040 Ashbury Street 9 Units | 9,438 SF

1110 Jackson Street 9 Units | 6,640 SF

1077 Ashbury Street 11 Units | 8,657 SF

1885 Filbert Street 8 Units | 4,790 SF

1900 Page Street 9 Units | 9,827 SF

Mark Bonn

Mirella Webb

Managing Director

Senior Investment Advisor

415.225.8658 mark.bonn@compass.com lic.: 01008844

415.640.4133 mirella.webb@compass.com lic.: 01409540 www.bonnwebbteam.com

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 APARTMENT MAGAZINE | JANUARY 2022

COMMERCIAL

Call us for a FREE and confidential valuation of your property or to consult about your real estate needs.

17

COLUMN

SURREAL ESTATE

Intimacy & Estrangement w r i t t e n b y J U S T I N A . G O O DM A N

How residential rental law punishes familiarity while demanding it.

W

That hypothetical interaction is absurd, but it’s only as bizarre as the regulations that create it. Keep in mind, a subtenant is, by definition, a stranger to the

hile I write this col-

was exempt from “just cause,” but the

landlord (from a contract perspective).

umn for the SF Apart-

pandemic prohibited owner-occupiers

But an occupant may be in “privity of

ment Magazine

from evicting their own roommates.

estate” even if not in “privity of con-

January 2022 issue,

Meanwhile, a 2020 opinion originating

tract.” So, if a master tenant attempts

I’m poised to take on the 2021 holiday

out of Oakland found that the rental of

to leave (normally triggering “vacancy

season. I have my booster shot, and I’ve

individual bedrooms in a single-family

decontrol”—the resetting of the rental

worn out my “pandemic excuses” for not

home essentially created “multi-unit”

rate), a subtenant claiming a possessory

spending time with family, so I’ll have

housing for the purpose of disqualify-

interest may still be in lawful occu-

to walk that fine line of authenticity and

ing the state law rent control exemption

pancy even without being party to the

Thanksgiving-friendly conversation

for condos and single-family homes.

contract. Their obligation to pay rent

topics—I’m sure like many of you. I’m

Our modern-day owner-occupying

for that occupancy would continue, and

reminded of the similar pressure put on

landlords might find it easier to move

vacancy control rules might prevent the

landlords to “sit down at the table” with

out their ex-spouse than a tenant

landlord from increasing the amount of

the the people who comprise the sec-

they’re not getting along with.

that obligation.

life—their tenants—where disagreements

Sadly, it’s never been a good idea for

This dynamic was a Catch-22: a landlord

may have a more lasting impact. The

landlords to get too close to their ten-

owes affirmative duties to attend to the

contemporary landlord-tenant relation-

ants. Early versions of the Rent Board

condition of the property any time there

ship compels intimacy, but it’s fraught

rules allowed a landlord to impose

is notice of a “habitability defect.” But

with tension.

a market rate increase to someone

rent control creates a strong incentive

who wasn’t a “tenant,” but defined a

for a tenant to remain over a long term,

San Francisco landlords come in all

“tenant” as “any tenant residing at the

and real property falls apart over time.

sizes, and historically, these kinds of

premises with the landlord’s permis-

A cautious landlord may want to err on

tensions didn’t affect small property

sion, toleration, passive consent, or

the side of regular inspections, but this

owners as much. Rent and eviction

per written or oral agreement with the

opens him up to “waiver traps,” learning

control has existed since mid-1979, but

landlord”—a broad definition, given the

unwanted information about their ten-

owner-occupied properties with four

forced relationship.

ant’s subletting, including the identity

ond-most indelible relationships in their

of the sublessees. (At least parents aren’t

or fewer units were exempt for the next

18

15 years. This distinction made sense

This rule (section 6.14 of the Rent Board

punished for knowing better than to

on many levels. Small property owners

regulations) concluded, for instance,

enter their teenager’s bedroom.)

have a more intimate relationship with

that a subtenant was a “tenant” (i.e., had

their tenants (akin to renting out a bed-

rent-control rights) if they “called the

By 1996, the Costa-Hawkins Rental

room in their home) where they might

landlord to make repairs in the unit.”

Housing Act did away with some of the

share chores, do favors, bargain over use

So, if a tenant invited their landlord to a

game-playing. It insisted that only “origi-

of common space, and forgive minor

BBQ, the landlord would obviously be

nal occupants” could inherit rent control

offenses, like members of any other

expected to bring a six-pack, but if he

from their master tenants. (Accepting

community. Proposition I (1994) saw the

placed it in the fridge and an unfamiliar

rent directly from a subtenant remains a

elimination of that exemption.

face told him the door wasn’t shutting

problem, but landlords were no longer

correctly, he should shove his fingers in

required to gaslight them into believing

Some exemptions remained. A landlord

his ears and run away while yelling, I

who rented rooms in their own home

can’t hear you!

JANUARY 2022 | SF APARTMENT MAGAZINE

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19

Above & Abode

Using the Housing First method, Abode Services combines housing, programs, and services to end homelessness in our community.

Wr i t t e n b y A B O DE S E RV IC E S

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JANUARY 2022 | SF APARTMENT MAGAZINE

Photography courtesy of Abode Services

SF APARTMENT MAGAZINE | JANUARY 2022

21

At Abode Services, we believe everyone should have a home.

growth in response to the region’s housing and homelessness

The message sounds simple but the journey toward that goal,

crisis, we now operate dozens of programs that aim to rehouse

especially during the Bay Area’s ongoing housing crisis, can

people in need as quickly as possible. The combination of hous-

be complicated.

ing programs and wraparound social services forms the core of our successful methodology.

We have long aimed to reach that goal through innovation and a dogged pursuit of our mission—to end homelessness in

Abode’s social services department coordinates health and

our community.

supportive services for participants in shelter and supportive housing programs, offering comprehensive on-site assistance.

More specifically, we aim to (1) assist low-income, unhoused peo-

Abode has also cultivated strong relationships with local service

ple to secure stable, supportive housing, and (2) to be advocates for

providers to connect participants to additional services. The

the removal of the causes of homelessness.

on-site services that we provide at housing sites include job training, parenting classes, financial literacy, health education

The result? We’ve become the Bay Area’s largest provider of hous-

and activities, computer training, and case management, among

ing and services to homeless individuals and families, assisting

many others.

thousands of children and adults each year through a nexus of housing and social services.

Proven Successful Results Housing First is a proven strategy that has demonstrated results

Established in 1989, Abode started out as a small group that

far superior to past approaches to addressing homelessness. Pro-

focused primarily on southern Alameda County. Since then,

grams of this nature have an excellent record in helping formerly

Abode has grown into a

homeless people gain and

large, regional anti-poverty

keep permanent housing,

organization in six Bay Area counties: San Francisco, Alameda, Santa Clara, San Mateo, Santa Cruz, and Napa.

Last year, Abode assisted 10,531 individuals and en-

“When landlords partner with us, they reap the rewards of doing good for their community, and also see a return on their investments.”

and have been shown to be more cost-effective than other strategies.

The proof is in the numbers for Housing First and permanent supportive housing.

sured that on any given night 6,844 people slept in a safe, stable home rather than on the street.

Housing First was found to reduce the cost of assisting a chroni-

We served more than 800 military veterans last year and helped

cally homeless person by up to nearly 70 percent per year per

more than 2,300 children. In addition, more than 1,650 people in

person, according to a recent study by McGill University in Mon-

our programs exited into permanent housing.

treal. The report found that “investing in Housing First for people struggling with homelessness and severe mental illness is the most

And since 2010, Abode has placed more than 16,300 individuals

cost-effective way of spending limited public dollars to help these

into permanent housing.

individuals regain and keep permanent housing.”

Housing First

In addition, a recent UC San Francisco study reveals that permanent

Our agency is built on the principles of Housing First, which finds

supportive housing—which provides subsidized housing paired

that once one gains stability from having a roof over their head, the

with counseling, mental health care, substance use counseling, and

services that follow are much more effective at helping that person

other services—is very successful at helping chronically homeless

keep their housing and stay on the path of pursuing their goals.

individuals keep their housing and escape homelessness.

Housing First is all in the name: The solution to homelessness

The study tested the efficacy of Project Welcome Home, a per-

is housing.

manent supportive housing program provided by Abode Services in partnership with Santa Clara County. Researchers found

Housing First provides security to individuals and families by pro-

that 86 percent of the program’s participants were successfully

viding the basic human need for shelter. For example, children who

rehoused and, on average, participants remained housed for 93

are homeless might understandably flounder at school, but that

percent of the time they were in the study.

same child has a much better chance to improve their studies once they have the stability and privacy of a home.

“It works. It improves people’s lives. It keeps people housed,” said Dr. Margot Kushel, a co-author of the study and director of the

As a Housing First agency, our programs are designed to connect

UCSF Benioff Homelessness and Housing Initiative. “It ends home-

participants to housing as quickly as possible. As part of our

lessness. Full stop.”

22

JANUARY 2022 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2022

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JANUARY 2022 | SF APARTMENT MAGAZINE

Landlords and Property Owners Our efforts would fall short without the participation of the amazing landlords and property owners with whom we partner. These landlords provide units of housing for individuals and families looking for a place to plant their feet and make a fresh start.

“When landlords partner with us, they reap the rewards of doing good for their community, and also see a return on their investments,” said Louis Chicoine, Abode Services’ chief executive officer.

“A huge portion of Abode’s work cannot be done without local housing providers who are willing to work together to house our neighbors.”

Abode leverages millions of dollars in public and private funding to provide rental assistance and services that have kept thousands of adults and children stably housed.

We provide financial and technical assistance, as well as in-person support to ensure a smooth and mutually beneficial housing process. In return for providing valuable units for our participants, the range of services and incentives that we offer landlords include: • Free assistance finding and screening tenants who seek long-term, stable housing; • On-time payments paid directly to landlords; • Assigned and on-call Abode Services staff to respond to landlords’ concerns; • Higher security deposits; • Free inspections to keep units up to date with housing quality standards; • An opportunity to use their properties and investment to

SF APARTMENT MAGAZINE | JANUARY 2022

25

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JANUARY 2022 | SF APARTMENT MAGAZINE

make financial returns and a positive, lasting impact on the lives of our vulnerable neighbors.

The property owners with whom we have partnered have found the arrangement beneficial—whether by improving their business or bolstering their sense of social equality.

For Anthony, a South Bay property owner, helping formerly homeless people find housing has become a passion. Anthony enjoys helping those in need, in general. However, those efforts intensified in the wake of a family tragedy. His brother Vincent experienced homelessness before passing away from prescription drug addiction—years before it became a national epidemic.

Rehousing struggling people and giving them a second chance has been therapeutic for Anthony. In short, he has honored the memory of his late brother by rehousing formerly homeless people and compiling a high number of leases with Abode programs.

Jon and Jennifer are Bay Area landlords who also have partnered with Abode.

When they saw skyrocketing rents price friends out of the Bay Area, they decided to build an in-law unit in their house so they could rent to someone in need of a home.

“We felt we had space to spare,” Jennifer said. “So, we said, ‘Let’s share it.’”

But when the home renovation turned costly and complicated, Abode staff members offered expertise and professional contacts. Abode helped them in a wide variety of other ways, such as finding them reliable contractors, paying the move-in deposit for their tenant, and negotiating the monthly rental cost.

Lastly, Jon and Jennifer say they enjoy the good feeling they get from helping

SF APARTMENT MAGAZINE | JANUARY 2022

27

FOR SALE

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Marina District | 9 Units | $4,400,000 In association with Gino Franco

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JANUARY 2022 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | JANUARY 2022

29

to “provide a home for people around

Our developments and renovation projects

hotel as part of Project Roomkey, the state

here who need affordable housing.”

provide quality affordable housing that

program that quickly rehoused homeless

They’re grateful for Abode for helping

supports resident well-being—and that of

individuals during the COVID-19 pan-

them do just that.

the community at large. Those efforts are

demic. With Abode’s help, they have since

also helping to address the state’s crisis-

moved into permanent supportive housing

“Abode provided the necessary support in

level housing shortage. We look forward to

and are raising their infant, Malcolm Jr., in a

all steps of the process,” Jon said.

developing even more supportive housing

safe, stable home.

sites to help us fulfill our mission.

Innovation and Development

There are many other Abode participants

With Housing First in mind, Abode has re-

Our Participants and Clients

like these formerly homeless individuals

fused to rest on its laurels. Instead, we have

Abode Services assists a wide range of

and families whose personal stories detail

aimed to innovate and work creatively to

people, including children, adults, families,

the journeys they have made from home-

find new, efficient methods to end home-

veterans, chronically homeless individuals,

lessness into a home.

lessness. Abode has increasingly sought

and more.

By employing the Housing First strategy, as

to develop our own permanent supportive housing sites, relying on our support-

One such individual is Chris, a Bay Area

well as using innovation and hard work to

ive housing development entity, Allied

man who has consistently responded with

assist thousands of people in need, Abode

Housing, to build new homes and convert

grace and courage when faced waves of

Services continues to persistently combine

existing buildings to provide housing and

adversity. He suffered brain damage from a

housing, programs, and services to end

services for those in need.

childhood car crash but made a nearly full

homelessness in our community.

recovery. As an adult, he persevered after It has been a successful endeavor. Allied

testing positive for HIV, and worked full-

Housing’s list of supportive housing devel-

time jobs as an educator until budget cuts

opments is growing.

led to layoffs that slashed his income. While

For more information about Abode Services, please visit us online at abodeservices.org.

searching for work, he lost his apartment We recently broke ground on Depot Com-

and later his car. He self-medicated to cope

munity Apartments, which will feature

with his spiraling anxiety and he devel-

nearly 125 studio homes in Hayward.

oped a substance addiction. When he hit

Construction has started on what will be

rock bottom, he got connected to Abode.

the city’s first all-electric development.

Once he found housing, he stopped abus-

Calabazas Community Apartments will

ing drugs, his life stabilized, and he began

soon feature 145 studio homes in Santa

his comeback. He has kept his housing,

Clara. City Center Apartments will be a 60-

remained clean and sober, and now holds a

unit veteran-focused development that will

full-time job.

RHINO

open soon in Fremont. Parkmoor (HUB) is a San Jose site that has been approved

Anthony is a product of the foster care

to offer a youth service center and 81 units

system. As a teen with no role models, he

of supportive housing. Laguna Commons,

fell in with a bad crowd and had several

a 64-unit complex that rehouses veterans

brushes with the law, which resulted in

and others who have experienced home-

incarceration in juvenile hall. As he entered

lessness, was co-developed by Abode in

his 20s, Anthony experienced homeless-

Fremont in 2016.

ness. A youth program referred him to Abode, which provided him a home cou-

Abode has also rehabilitated a growing

pled with job-training courses and coun-

number of existing structures, converting

seling services. He began making time to

them to supportive housing for formerly

follow his dreams of songwriting and cre-

homeless households, veterans, families,

ative self-expression. Anthony soon gained

chronically homeless individuals, and other

a full-time job, as he enjoyed the feeling of

vulnerable groups.

self-sufficiency and a renewed sense of accomplishment. He has kept his housing and

Verona Hotel in San Francisco, Fruitvale

has stayed on a positive course.

Studios in Oakland, and Casa de Novo in San Jose are just a few of the existing build-

Abode clients Malcolm and Michelle lost

ings that we have converted into supportive

their jobs and then their housing in early

housing sites.

2020. They found shelter in an Oakland

30

JANUARY 2022 | SF APARTMENT MAGAZINE

(833) 711-3400 info@lllegalassistance.com www.lllegalassistance.com

Multi-family residential property sales among top 7 brokers in San Francisco in units sold over 5 quarters* 300 250 200 150 100 50 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 –3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

5+ Unit multi-family property sales in units sold over 5 quarters* among top 7 brokers in San Francisco 60 50 40 30 20 10 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 – 3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

SF APARTMENT MAGAZINE | JANUARY 2022

31

A Class Act Leadership San Francisco’s mission is to develop leaders and to strengthen our city through community service. Read on to learn more and get involved.

Wr i t t e n b y NOR A B OX E R Photo courtesy of T E N DE R L OI N N E IGH B OR HO O D DE V E L OPM E N T C OR P OR AT IO N

Right: The Leadership SF Class of ‘92 partnered with the TNDC and Hilton Hotel to raise more $200,000 to launch the Tenderloin After-School Program, which is still operating today. (This photo was taken pre-COVID. Now, masks are required indoors to keep staff, volunteers, and children safe.)

32

JANUARY 2022 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2022

33

SF Apartment Magazine sat down with Dianne Easton, Execu-

of focus—almost every class selects topics and issues that are rel-

tive Director of Leadership San Francisco and fourth-generation

evant to today’s concerns.

San Franciscan, to talk about the organization’s ten-month program, which focuses on cross-sector collaboration and commu-

Each class has a strong voice in what they wish to focus on. In the

nity trusteeship.

early ’90s, we shifted to a participant-designed model. At the initial

SF Apartment Magazine: Hi, Dianne! Can

ate a process whereby they identify eight out of ten monthly topics

you tell our readers more about the Leadership San Francisco program? What’s most important to know?

Dianne Easton: The mission of Leadership San Fran-

two-day retreat, 60 to 70 people who have just met each other crethat relate to the concept of community trusteeship. Then, every member of the class signs up for a planning committee on one of the topics. In their small groups of eight to ten, members of the class work closely with myself and with alumni advisors to create

cisco (LSF) is to develop leaders, and to strengthen and transform

an agenda for their day. Together, we work to identify speakers;

our city through community service. We do this through a few

build in case studies; and plan interactive experiences such as field

channels, but the core of our work is our annual, ten-month-long

trips or site visits. The whole larger class cohort will experience and

signature Leadership SF program, which offers admission by ap-

participate in each of these planned days.

plication. We seek both emerging and established leaders from the corporate, nonprofit, and public sectors; and people from diverse

In the first two months, September and October, the topics are

gender, ethnic, and cultural backgrounds to come together in our

trusteeship and government. The rest of the topics are unknown to

leadership program. Working with a very diverse group of indi-

any of us until the retreat.

viduals is our goal—we want to attract a broad representation of our community in terms of how we define leadership in San Francisco.

The program was launched by the San Francisco Chamber of Commerce in 1985, and now operates as a nonprofit affiliate under

Working with a very diverse group of individuals is our goal—we want to attract a broad representation of our community in terms of how we define leadership in San Francisco.

Our goal with this learning model is to get participants leading and collaborating right from the start! By virtue of the process, everybody is fully engaged in the experience, rather than coming once a month and listening to “talking heads.” It also means that every class is different—and by this I mean,

the Chamber’s Foundation. We’ve had close to 2,000 people from various business

for example, that for 30 years we could have a day focused on trans-

and community sectors go through the program. San Francisco

portation, and yet each year would be different, because there are

Apartment Association staff and board have participated in

different people planning it, and the issues and the players change

Leadership SF! SFAA Deputy Director Vanessa Khaleel was in

along with the times.

the class of 2020; SFAA Government and Community Affairs Manager Charley Goss went through in 2018; and SFAA and CAA

SFAM: You mentioned “community trusteeship.” How is that

board member Bert Polacci—who sits on our board as well—was

concept defined by the organization?

LSF class of 2004.

Easton: We define “community trusteeship” as the ambition to

We also have special events and community projects, so there

work for the common good and serve the primary needs of others

are a variety of opportunities for people to be engaged and

by holding the community in trust. Becoming a community trustee

involved. Our work is supported by our alumni and also sup-

is less a specific skill to be mastered than the acceptance and active

ported and sponsored by leaders in businesses, nonprofits, and

pursuit of a new way of interacting with the community. It means

the public sector.

purposely seeking a wider span of awareness.

SFAM: Walk us through what participation in the

SFAM: Who are some of the people that have come in and

Leadership SF program might look like.

helped you facilitate?

Easton: The program runs September through June, with an

Easton: David Chiu, who is our new City Attorney, and who

initial two-day overnight retreat, followed by ten full-day monthly

before that, served on the State Assembly and was president of the

sessions. Each session focuses on a specific area of civic life, such

San Francisco Board of Supervisors, is an alum. He was a member

as government, housing, transportation, jobs, health, education,

of the LSF class of 2003 back when he was a small business owner.

regionalism, nonprofit organizations, media, and beyond. Racial

He comes back every year for our day on housing. That’s been one

equality, environment, and climate issues have been recent areas

of his key issues; he’s always going back to his early years as an

34

JANUARY 2022 | SF APARTMENT MAGAZINE

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advocate, and so we do a special two-hour exercise called “Let’s

families to install a rooftop garden with an irrigation system. That

Make a Deal,” which he created when he went through LSF as a

was more of a do-it-in-a-day-style project, although of course, creat-

planner for the day on housing. It’s a role-playing exercise around

ing partnerships, getting supplies donated, and the like requires

urban planning, advocacy, budgeting, and negotiation in regard to

advance planning.

a mock city block. I think of David as an example of the evolution of somebody who went through LSF, saw the value, and continues

These two projects always come to the top of my mind as really

to support the organization.

successful efforts. You can read more about past class projects at leadershipsf.org/classProjects.htm.

Additionally, Ben Rosenfield, the San Francisco City Controller, comes every year in October to our day on government, and

SFAM: What else would you say has emerged as a result of the

facilitates a budgeting exercise that’s about various City depart-

Leadership SF Program?

ments. He and his team also are really essential in identifying the speakers that we have.

Easton: One thing I’ve always loved about the program is the fact that it would be very unlikely that most of these people would

We think it’s amazing that these high-profile people with large

cross paths with 90% of the group. You know, even though San

responsibilities devote so much time to LSF every year. I’m always

Francisco is a small community, we are really working to bring in a

kind of in awe of how people

diverse group of people, and

see the value in, and enjoy,

the beauty of that is in some

facilitating others’ growth on their various paths of community trusteeship.

SFAM: What are some of the projects and initiatives that have come about via your leadership cohorts?

Easton: Each class creates a project at the completion of their year. Some have gone on to be very long-

As we come out of the pandemic, it’s an excellent time to strengthen our relationship to community trusteeship and to each other. The city is amid change and new ideas, and we need to support leaders and cross-sector collaboration more than ever.

of the outcomes; some of the residuals. There are so many relationships that have developed—personally, for sure, and business-wise as well.

One example that stands out in my mind—there’s an article about it on our website if you want to know more (leadershipsf.org/LSF_news. htm)—is that Lynn Bunim, who was with Pac Bell at the time, was in Leadership SF in

term, high profile, successful projects, and some have been do-it-in-a-day projects. Most often the

1988 with Larry Baer. The ballpark is in some ways a part of the two

projects involve partnering with an existing organization.

of them meeting through the program, and the sponsorship from Pac Bell back then.

The Class of ’92 was one of the most impressive and successful.

They had done a day on homelessness where they walked through

Another example would be the Northern California Carpenters

the Tenderloin and learned there was no school in the neighbor-

Regional Council (NCCRC). Their recently retired executive officer

hood—so they met with the Superintendent of Schools, but realized

went through the program in ’99 and felt it was of such great value

it wasn’t a doable thing for them to accomplish to create a school.

that he has continued to put one or two people through every year.

So from there, they partnered with the Tenderloin Neighborhood

Now, the person that has the executive position is on the Leader-

Development Corporation (TNDC) and with the Hilton Hotel, and

ship board, and a strong advocate of the LSF experience, continu-

raised more than $200,000 in 14 months to launch the Tenderloin

ing to bring in carpenters.

After-School Program, which continues to exist under the TNDC. It provides a recreational, social, and educational experience for

And the Carpenters mix with Recology people, people from the

young people in the neighborhood. There was an architect in that

private sector, from law firms, financial institutions, small busi-

class, and he redesigned the space, which was the old Connie’s Bar.

nesses, nonprofits—it’s just a mix. It’s also not all people in their

We had somebody with Pac Bell in the class, and she got comput-

20s and 30s who could be defined as “emerging leaders.” We have

ers donated. People came down and painted and redid the whole

people in their 50s and 60s who have established careers and have

structure—not only people from the LSF class, but their families,

different reasons for applying and participating.

friends, and coworkers. Over 25 years later, the space still exists and serves its intended purpose.

Again, this all goes back to my point that it’s unlikely that a lot of these people would ever cross paths otherwise, but that there

We also had a class that partnered with Raphael House, which is

can potentially be great synergy and expansion of perspective

a housing facility that serves families, and worked alongside the

to be found. We’ve had collaborations emerge; people who have

36

JANUARY 2022 | SF APARTMENT MAGAZINE

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become board members for other LSF class members’ organizations; people who feel they are able to make a stronger difference together.

SFAM: If people are interested in applying, what are the steps they should take?

Easton: The next class cohort will start in September 2022, and run through June 2023. Applications will go online in February 2022 at our website, leadershipsf.org, and the admitted class members will be announced in June 2022.

What we are looking for in the application is a demonstration of commitment to the San Francisco community. The application is seven pages long, with three to four very brief essay questions. Each year we do offer a limited number of partial tuition scholarships; some are under the LSF umbrella; some are from alums who donate to ensure that people from their sector go through the program; and some are designated

Tape and Bag Lithium Batteries What should you do with old lithium batteries? A big part of the answer is clear tape. Old lithium batteries may no longer have the power to run devices, but they can still release energy though their contact points. Lithium batteries that are not taped can cause fires in collection trucks and recycling facilities, and harm workers.

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scholarships, which vary year to year.

If you happen to be reading this prior to our new application being live and online, or if you have questions, feel free to contact me directly at deaston@leadershipsf.org.

SFAM: You mentioned other community events you’ve done outside of the leadership program—can you tell us about those?

Easton: We’ve had many, many special events, such as Celebration of Leadership and Step Up to the Plate out at the

Put taped lithium batteries in a clear plastic bag, and seal it shut.

ballpark—where the entire event is on the

Place the bag on top of your landfill bin. Recology will collect the bag, sort the batteries, and safely ship them to companies that specialize in battery recycling.

Forum, which was a virtual, five-part series,

field with just our attendees. This past year we ran the LSF Community Connections and we did the LSF Silver Lining virtual comedy show back in March. We’ve done fireside chats, and are looking to reinstitute a version of an all-day forum on public/ private partnerships that we’ve run at the Moscone Center in the past.

A Class Act… continued on page 68

38

JANUARY 2022 | SF APARTMENT MAGAZINE

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40

JANUARY 2022 | SF APARTMENT MAGAZINE

Piece of Work written by

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

Everything you need to know about the new employment laws of 2022, which focus on compensation, COVID-19 notification requirements, and non-disclosure provisions.

Minimum Wage Increases Effective January 1, 2022, the California minimum wage will increase to $14.00 per hour for employers with 25 or fewer employees. Employers with 26 or more employees must pay at least $15.00 per hour. But employers in the Bay Area must also determine whether the jurisdiction where their employees work has a separate minimum wage requirement. Below are some of the minimum wage requirements for Bay Area cities:

San Francisco Emeryville Oakland Daly City Richmond San Jose

$16.32 per hour (increases annually on July 1) $17.13 per hour (increases annually on July 1) $15.06 per hour $15.53 per hour $15.54 per hour $16.20 per hour

The lodging credit that can be taken by building owners and management companies is tied to California’s minimum wage. Effective January 1, 2022, employers with 25 or fewer employees may use lodging credit of up to $790.67 per month to satisfy their minimum wage requirements. The lodging credit available to employers with 26 or more employees is $847.12 per month.

These amounts are based upon a single employee who obtains a free apartment.

The amounts are higher if two members of a couple are employed and lower if the employee lives in a room, rather than an apartment. Employers must remember that lodging credit is available only when the employee pays nothing for the apartment.

Small Employers Covered by Retirement Contribution Mandate California employers must offer a payroll deposit retirement savings plan. Employers with five or more employees must have their plan in place and registered no later

SF APARTMENT MAGAZINE | JANUARY 2022

41

than June 30, 2022. Failure to do so may

active duty or call to covered active duty of

potentially exposed employees may be

result in penalties.

an employee’s spouse, domestic partner,

entitled, including sick leave, COVID-19

child, or parent in the Armed Forces of the

special leave, possible claims under

United States.”

workers’ compensation, COVID-19-re-

The employer does not need to contribute

lated leave, and antiretaliation and

to the employees’ retirement savings. In

antidiscrimination protections.

addition, employees must be automatically

Although the leave is without pay, the em-

enrolled in the retirement savings plan,

ployee may use any accrued paid time off.

but may opt out. Typical 401(k) plans and

In addition, the employer must maintain

other Internal Revenue Service approved

any group medical coverage it provides

ing and disinfection plan that the em-

retirement vehicles are sufficient to meet

for the duration of CFRA leave. If the em-

ployer is implementing.

the statutory requirements. In addition,

ployee pays a portion of the premium for

California has established the CalSavers

the coverage, it is advisable to obtain the

Retirement Savings Program, a simple pro-

employee’s contribution before the start

ployees who have, or who may have,

gram designed to allow employers to create

of the leave, as the employee may not be

COVID-19.

a retirement savings plan without any fees

receiving a wage check from which to de-

to the employer. For more information, visit

duct the contribution.

• Contain information about the clean-

• Not identify the employee or em-

All employers are to notify their workers’ compensation carrier when employees test

calsavers.com.

To be eligible for CFRA leave, the employee

positive for COVID-19. In addition, an em-

Mandatory Employment Arbitration Agreements Prohibited

has to have worked for the employer for

ployer that learns of a COVID-19 outbreak

more than 12 months and to have worked

must notify the local public health agency

A law that was scheduled to become effec-

at least 1,250 hours in the 12 months prior

of the outbreak. Finally, if a COVID-19-

tive on January 1, 2019 prohibited employ-

to their leave. The 12 months of work need

related illness meets the requirements of

ers from requiring that employees agree to

not be consecutive.

Occupational Safety and Health Administration reporting, (death, days away from

arbitrate employment disputes as a condition of obtaining or holding a job. A federal

The following family members are covered

work, medical treatment beyond first aid,

district court enjoined enforcement of the

by the CFRA: spouse, domestic partner, par-

etc.), the employer must include the illness

law, but the Ninth Circuit has now ruled

ent, child (including adult children), child

on their Log 300 report to Cal-OSHA.

that the law can be enforced.

of a domestic partner, grandparent, grandchild, sibling, or parent-in-law. The change

As a result of the recent Ninth Circuit decision, employee arbitration agreements

for 2022 is the addition of parents-in-law.

Records Retention Requirements Increase California employers are now required

fective. While employers are free to request

COVID-19 Notification Requirements Clarified

that employees agree to arbitrate disputes,

An employer that receives a notice of po-

referral records must be kept for four years

they cannot condition employment on such

tential exposure to COVID-19 is required to

after the records are created or received.

an agreement. In addition, if the employee

notify all employees who work at the same

This requirement applies to both individu-

or prospective employee declines, the

worksite that they may have been exposed

als who are hired and individuals whose

employer may not retaliate against that in-

to COVID-19. The notice must be sent

applications are rejected. Rejected ap-

dividual. To have an enforceable arbitration

within one day and must:

plications are critical when the employer

entered after January 1, 2019 may not be ef-

provision, employers must explain that the provision is optional and provide the em-

to keep employment records for at least four years. Applications and employment

is sued for alleged discriminatory hiring • Be a written notice in both English and

practices. Many employers find it useful to

ployee or applicant with options to accept

the language understood by the major-

create a folder of all applications and other

or reject arbitration.

ity of the employees. Notice should

records received in connection with each

Expansion of Leave Under the California Family Rights Act

be provided in a manner the em-

position filled. That allows the employer

ployer normally uses to communicate

to determine when it is safe to destroy or

employment-related information and

dispose of all documents relating to the

Under the California Family Rights Act

may be posted, delivered in person,

hiring determination.

(CFRA), employers with as few as five em-

or sent through email or text message.

ployees are required to provide up to 12

The delivery method must be one that

Disputes have arisen over whether an em-

weeks of time off for an employee’s own

can reasonably be anticipated to be

ployer must maintain unsolicited applica-

serious medical condition or when the

received by the employee within one

tions. The safest course of action is to mark

employee is needed to provide care for a

business day of being sent.

the application as unsolicited, note the date

family member with a serious medical condition. CFRA leave may also be taken for “a qualifying exigency related to the covered

42

JANUARY 2022 | SF APARTMENT MAGAZINE

• Contain information about COVID19-related benefits to which the

Piece of Work… continued on page 72

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COLUMN

LEGAL Q&A

Anybody Home? w r i t t e n b y VA R IOU S AU T HOR S

Use discretion and caution when performing a wellness check, and exercise utmost diligence in trying to locate a tenant when commencing the belief of abandonment processes.

Q. I have not received rent from case of an emergency, but clearly a hous-

a tenant in a couple of months.

Nor has he responded to emails or phone calls, so we have had no communication. Should I check to see if he is okay?

A. The short answer is “yes,” you

ment procedure. For starters, the shelterin-place orders have compelled many people to temporarily relocate outside of the area. Indeed, while many offices remain closed, there is a segment of the populace that remains away.

In addition, the pandemic has spurred

ing provider should never abuse this

several rent relief and abatement laws,

privilege. When performing wellness

meaning residents and owners are af-

checks, knock first and clearly announce

forded the ability to obtain rent pay-

yourself. Do not barge in. When you

ments through March of 2022 from the

enter, respect the resident’s privacy,

government. Thus, residents are often

meaning: just look around to ascertain

excused from personally paying rent for

if someone is injured or is otherwise

much of the past two years.

should do a wellness check. Sadly, due

incapacitated. Do not use the occasion

in part to the unprecedented pandemic

to snoop around or to video the interior.

Another consideration in today’s world

shutdown, there has been an uptick

If you discover an unfortunate occur-

is that electronic communication and

in suicides and natural cause deaths

rence, promptly contact the police and

social media platforms allow us to find

because of widespread and prolonged

other appropriate first responders.

folks more readily than in past decades.

As such, owners are urged to make and

isolation. And in today’s society, many

44

Be careful before utilizing the abandon-

folks live alone and have no one look-

Now, what if the residence appears to

exhaust every good faith effort to locate

ing after them. Property managers will

be abandoned? Under state law, if you

missing tenants before declaring the

tell you that finding deceased persons

have a legitimate belief that the resident

housing as abandoned.

inside rental housing is becoming more

has permanently moved out and rent is

and more commonplace. For obvious

at least fourteen days in arrears, there

In closing, be smart and practical. Dur-

reasons, the quicker a passing is discov-

is a notice that may be delivered to the

ing COVID, many in our community

ered the better this situation resolves for

premises informing the resident to con-

were living elsewhere and for whatever

all involved.

tact you within eighteen days with an

reason did not inform their landlord.

affirmation as to whether or not aban-

That said, some people die alone or be-

Housing providers often ask if such

donment has in fact occurred. If you

come imperiled. Use discretion and cau-

entries are permissible. This author

hear nothing in response to this notice,

tion when performing a wellness check,

believes that a good faith belief of a

you may be able to retake possession.

and exercise utmost diligence in trying

possible passing or, more importantly,

But remember, a unit is not abandoned

to locate a tenant when commencing the

someone being physically imperiled

if anyone, including subtenants, are

belief of abandonment process.

does justify an emergency entry. State

living there or if furnishings and other

law permits immediate entries in the

indicia of occupancy remain.

JANUARY 2022 | SF APARTMENT MAGAZINE

—Dave Wasserman

1335 McAllister St 6 Units | Hayes Valley

611 Minna St 12 Units | South of Market

1678 Grove St 6 Units | North Panhandle

635 Page St 6 Units | Lower Haight

85 Woodward St 6 Units | Inner Mission

669 Ellis St 14 Units | Downtown

436 Tehama St 5 Units | South of Market

1433 Chestnut St Marina Duplex

2131 Grove St 5 Units | North Panhandle

54 Auburn St Nob Hill Triplex

1381 45th Ave Outer Sunset Triplex

1949 15th St Mission Dolores Triplex

SF APARTMENT MAGAZINE | JANUARY 2022

45

Q.

There is a large, beloved oak tree on my property, and the property management firm of the property next door had it cut back significantly without asking my permission or even giving me notice.

My tenants and a few disgruntled neighbors have complained to me. I don’t want to look a gift horse in the mouth, but is this legal?

sounds like this action was taken unilater-

with the operation of the detectors in

ally and without any notice from the adja-

the future.

cent property owner.

A subsequent inspection is recommended Your question, however, is whether you

after the installation of the new detectors in

should speak up and assert yourself. It

order to verify they are still operating.

sounds like you might have claims. However, if your tree was trespassing, they

Should the tenants continue to persist in

might have claims too. Assuming your tree

disabling or removing the detector, a 3 Day

is no worse for the wear, a better use of

Notice to Cure or Quit would then be ap-

your resources may be to have an arbor-

propriate. The notice should cite Code Sec-

ist evaluate tree growth going forward, to

tion 13112.7 as well as any relevant clauses

tious. It’s also quite fact-specific. It matters,

maintain your valuable landscaping in a

in the lease requiring compliance with laws

for instance, if the oak tree’s trunk was

manner that puts you on the right side of

and/or maintaining the premises in a safe

entirely on your property (or partly on

the tree dispute ordinance going forward.

condition. Because detectors are required

A. “Tree law” can be surprisingly conten-

to safeguard the health and safety of the

the neighbor’s), if they only cut branches —Justin A. Goodman

(and cut them only to the property line) as opposed to roots, if they had preexisting rights to sunlight and views that became cut-off by the growing tree, and if the tree (though diminished) will survive.

Generally speaking, a tree is a part of real property. If the trunk is entirely on your property, then it is entirely your property.

But if the branches or roots grow over the line, they commit trespass (and your

Q. While performing routine

maintenance in a unit, I noticed the tenants had removed or disabled all of the smoke and carbon monoxide detectors. How should I proceed to protect myself and my building?

A. California Health and Safety Code Section 13113.7 requires owners of dwell-

neighbor can trim so long as he doesn’t

ing units to install and maintain smoke and

kill the tree). If the trunk straddles the

carbon monoxide detectors.

property line, the tree belongs to both of you (and cannot be cut without consent).

Paragraph (f) of said statute specifically

If your neighbor trespassed to cut a tree

holds the owner responsible for testing and

whose trunk was entirely on your prop-

maintaining these devices in the property.

erty, or cut back a shared tree and killed

A violation is punishable as an infraction.

the tree, you likely have claims against your neighbor/the management company.

Section 13113.7 further requires that the

(Enhanced damages may also be available,

tenants shall be responsible for notifying

as is appropriate for an already-stressed

the manager or owner if the tenants be-

neighbor dispute.)

come aware of an inoperable smoke detector within their unit.

San Francisco also has a Tree Dispute Resolution Ordinance, designed to navigate

If the landlord is aware that the tenants

the benefits and burdens of tree growth in

have removed or disabled the smoke and

determining which restorative actions may

carbon monoxide detectors, the landlord

be appropriate. Assuming the complaining

should immediately replace the detec-

party follows proper procedures, an arbi-

tors. This is necessary for the safety of

trator or judge will weigh concerns (like

the building occupants and to protect

fire danger, the danger of falling limbs

the landlord from liability for injuries or

or trees, and degree of interference with

damages that may arise from the lack of

sunlight or views) against the tree’s value

functioning detectors.

(for things like soil stability, visual/audio/ wind screening and wildlife support). This

The landlord should also provide written

procedure, however, requires adherence

notice to the tenants warning them of the

to several preliminary protocols, like sub-

dangers posed by their actions as well as

mission of a “tree claim” to the owner. It

their legal responsibility not to interfere

46

JANUARY 2022 | SF APARTMENT MAGAZINE

building residents, violation of the notice to cure can constitute the basis for an unlawful detainer action.

—Frank Kim The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman can be reached at 415-567-9600. Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100. Frank Kim is with National Legal and can be reached at 415-567-5700.

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STEVEN CARAVELLI Senior Commercial Associate 415.229.1367 Steven.Caravelli@cbcnrt.com CalRE #00879834

100% Committed to Long-Term Client Relationships

We recognize the long-term value of mutually beneficial relationships far outweighs the short-term value of any particular transaction.

The property information herein is derived from various sources that may include, but not be limited to, county records and may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification. © 2022 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo are registered service marks owned by SF APARTMENT Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws MAGAZINE or regulations. | JANUARY 2022

47

The News… continued from page 10

Non-Profit Exemption: This exemption is for real or personal property used exclusively by non-profit organizations formed for religious, scientific, hospital, or charitable purposes.

Founded 35 years ago, Kaufman, Dolowich & Voluck is an internationally recognized litigation firm, meeting the diverse demands of our clients.

The Bay Area’s complicated and fast-moving real estate industry presents property owners with exceptional opportunities and challenges. KDV’s real estate practice provides a full spectrum of services, allowing clients to rely on one firm for all of their real estate needs.

For details on the above or to learn of more possible exemptions, visit sfassessor.org/ tax-savings/exemptions.

SFAA Updates 2022 SFAA Residential Tenancy Agreement: The SFAA 2022 lease is now available in print and online. To access the lease, visit www.sfaa.org.

Ashley E. Klein

SFAA office reopening status: As SFAA

Managing Partner of San Francisco Office Co-Chair of Real Estate Practice Group

pivots to provide you services during the

Ashley E. Klein represents clients ranging from real estate investment trusts, homeowners in wrongful eviction defense, unlawful detainer, and property management matters. She counsels Bay Area homeowners about their rights and options under the SF Rent Ordinance, statewide rent control regulations and the Costa-Hawkins Rental Housing Act.

org to have your questions and concerns

Landlord-Tenant Disputes

A. Jeanne Grove

Managing Partner of Sonoma Office Co-Chair of Real Estate Practice Group HOA Disputes

A. Jeanne Grove focuses her practice on real estate and business litigation, including HOA and co-ownership issues, purchase/sale disputes and nondisclosure claims, and boundary, title, development, and construction matters. She has 15 years of experience in mediation and arbitration, as well as all phases of civil litigation, from the pleading stage to trial and post-trial proceedings.

Laura L. Campbell

pandemic, there is a new way to connect with SFAA. Email MemberQuestions@sfaa. promptly addressed. While the SFAA office remains closed to the public, SFAA staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the association help you.

SFAA Classes Classes are available online. SFAA is happy to announce that current CCRM students can continue their education right from home. We understand keeping up with education is crucial and want to assist our members to stay up to date. See the calendar on page 60 for a full list of classes.

Attorney

Land Use Disputes Laura L. Campbell has extensive experience in landlordtenant litigation. She represents clients in breach of contract matters, quiet title actions, unlawful detainer lawsuits, tenant buy-out negotiations, and property management resolutions.

She specializes in SF Rent Board matters, and routinely handles lot splits, mergers public hearings, zoning issues and ADU permitting.

Go Online!

San Francisco, CA Office 425 California Street, Suite 2100 • San Francisco, CA 94104 (415) 926-7600 • aklein@kdvlaw.com Sonoma, CA Office 19327 Sonoma Highway, Suite 100 • Sonoma, CA 95476 (707) 509-5260 • jgrove@kdvlaw.com • lcampbell@kdvlaw.com

48

JANUARY 2022 | SF APARTMENT MAGAZINE

Find more information on SFAA classes, apartment industry news & excerpts from SF Apartment Magazine at www.sfaa.org

DONATE TO THE SFAA LEGAL FUND TODAY During the legislative process, SFAA reaches out to members of the Board of Supervisors to address points of concern, support, or opposition on any given legislative or policy proposal that impacts rental housing providers. On issues that are particularly harmful for property owners, like the COVID-19 Tenant Protection Ordinance, we’ll mobilize our membership in a grassroots effort to engage members of City Hall.

But oftentimes, especially in an increasingly tenant-friendly city, these proposals get voted into law anyway. During the legislative hearing on June 8, the Land Use Committee heard from hundreds of small property owners. In the legislative file, there are 6,000 pages of comments from San Franciscans, almost all from housing providers opposed to the legislation. And yet, the ordinance was approved by a vote of 10-1.

SFAA established its legal fund in 1998, and when the Board of Supervisors passes ordinances that violate our members’ rights, we have no choice but to file litigation against the city. In recent years, we’ve seen a pattern of laws being passed that don’t consider or address the perspectives of housing providers. We ask that you donate to the SFAA Legal Fund today.

Please write a check to the “SFAA Legal Fund” and mail it to the SFAA office at 265 Ivy Street, San Francisco, CA 94102 to support this effort and to help build the legal fund to function as a deterrent against future harmful proposals.

SFAA ENDORSEMENTS

CANDIDATES BOARD OF EDUCATION RECALL: **You must mark your ballot with a YES vote to recall each member on the ballot Board of Education Member Alison Collins

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ASSESSOR-RECORDER: Joaquin Torres

ASSEMBLY DISTRICT 17 SPECIAL ELECTION PRIMARY (Eastern portion of San Francisco only) Endorsement pending

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SFAA Needs You.

Support SFAA’s legal challenges to unjust legislation by donating to the SFAA Legal Fund. SFAA needs to stay relevant to remain effective. Help to further grow the legal fund. It will make a difference. Check out www.sfaa.org/ legal-fund.shtml to find out more. *SFAA Legal Fund donations are tax deductible.

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

SF APARTMENT MAGAZINE | JANUARY 2022

49

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Understandably, some landlords want to

their occupancy as a pretext to evict.) For

stop being landlords, and accurate informa-

several years now, these landlords have

they didn’t exist.) Nonetheless, landlords

tion will help. For owner move-in and Ellis

been required to file “statements of occu-

are still so traumatized by the earlier rules

Act evictions, landlords are required to pay

pancy” with documentary proof that they

that they’re afraid to serve a “rule 6.14 res-

relocation assistance to “any authorized

still primarily reside in the unit, informa-

ervation of rights notice,” in case this (ironi-

occupant regardless of age.” This is clearly

tion which the Rent Board forwards to the

cally) acknowledges the subtenant.

a broader class of persons than those in

displaced tenants.

Surreal Estate… continued from page 18

“privity of contract.” It includes people A more aggressive approach in a bygone

who are not “tenants,” but presumably

Insofar as the law requires landlords to

era was to take the opportunity to enforce

those who at least have a vicarious right

primarily reside in their unit, no one could

“no subletting or assignment” provisions,

of “occupancy” (i.e., the ability to exclude

earnestly disagree with an ongoing disclo-

under pain of eviction. But over the years,

the landlord and others). It clearly includes

sure requirement that protects the honest

“one for one” replacements had to be al-

children. And while “authorized” suggests

and punishes the scofflaw. (One could only

lowed. Then the number of allowable occu-

some kind of request and approval, San

point out the irony that the rent-controlled

pants was set by the number of bedrooms,

Francisco has all but eliminated the ability

tenant in the same unit could have multiple

not by the lease contract, as San Francisco

to withhold approval. It would seem the

“principal places of occupancy” to maintain

learned that interference with the land-

only property owners who can stop being

rent control.)

lord’s ability to limit subletting/assignment

landlords are those who keep current on

helps frustrate the application of Costa-

their tenants’ intimate relationships.

The problem is that (former) tenants can challenge not only the good faith intent

Hawkins’s vacancy decontrol.

But even after leaving the market, San

to primarily reside but also whether the

In fact, many cities would eliminate va-

Francisco keeps an interest in the former

(former) landlord is primarily residing, and

cancy decontrol outright if they could.

landlord’s use of their own property. Two

they don’t need particularly good facts

Proposition 21 (2020) would have elimi-

decades ago, the City attempted to regulate

for either. (In one published opinion, a

nated Costa-Hawkins, and San Francisco

how owners can live in their own property

displaced tenant prevailed in a wrongful

was poised to implement rent registration

under “tenancy-in-common” agreements,

eviction lawsuit because the “relative-move-

and vacancy control (i.e., the rent doesn’t

i.e., private contracts where co-owners of

in” brother didn’t have enough knowledge

increase after partial or total vacancy of

multi-unit property define their rights and

about the RMI process and the subject unit

the unit). When California voters chose

obligations and—most importantly—what

to establish “good faith.” And in count-

to retain state control over this important

unit they get to live in. Functionally, “TIC

less unpublished cases, tenant attorneys

issue, San Francisco implemented the ar-

agreements” operate like a condominium

threaten lawsuits on convenient (if oppor-

chitecture of its plan without much of the

subdivision. But it’s common for TIC build-

tunistic) facts to obtain a lucrative settle-

substance. This year, San Francisco will

ings to have first been withdrawn via the

ment from insurance carriers. As the owner

require registration of all units covered by

Ellis Act. While San Francisco can control

must constantly convince their former

the rent ordinance.

(or eliminate) subdivision, it can’t prevent

tenant and the world that they’re making

use of the Ellis Act.

the former rental unit a home, perhaps they should add the tenant to their holiday card

Registration will require information

mailing list.

on the square footage and number of

Instead, it eliminated the ability of co-own-

bedrooms, which will require many

ers to have “exclusive rights of occupancy”

landlords to map out their tenants’ units,

in TIC agreements to discourage use of the

The residential rental industry inhabits

as well as information on the number of

Ellis Act. While tenants would have had a

paradox. It’s a business, but it’s inherently

“bedrooms,” which might require some

right of exclusive possession against the

personal. You owe obligations to your ten-

uncomfortable conversations about how

property owners, the property owners

ants but also to strangers. You negotiate

tenants are using their own home and

could not have one against each other.

in good faith and at arm’s length, but your tenant (and their tenants) only come to the

who they’re sharing it with.

Property owners successfully challenged

table if they want to. There are no “right

Many landlords are understandably frus-

the TIC regulation for invading the right of

answers,” only best practices to traverse the

trated with being forced to permit strang-

privacy, but other property owners must re-

inherent tensions.

ers to occupy their property, particularly

linquish privacy rights when they displace

when they may owe duties under residen-

their tenants. Property owners who want to

tial rental law. Nonetheless, where Costa-

live in a single unit can perform an “owner-

Hawkins has been beset by repeal efforts,

move-in eviction,” provided they’re willing

it seems best to find out who they are, serve

to remain there for 36 months as their pri-

“6.14 notices,” and maintain accurate infor-

mary residence. (This minimum period is

mation about who occupies your property.

designed to ward off landlords from using

52

JANUARY 2022 | SF APARTMENT MAGAZINE

Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100.

w

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

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Online: www.sfaa.org/membership Phone: 415-255-2288

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

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

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SF APARTMENT MAGAZINE | JANUARY 2022

53

COLUMN

SACRAMENTO REPORT

Holding Court w r i t t e n b y DE B R A C A R LT O N

Despite the challenges the rental housing industry faced this year, the California Apartment Association is celebrating a few victories.

A

This money is being put to work in communities right now.”

Compromising privacy: A pair of bills threatened the privacy of landlords and

lthough not as awful as

whole at 100% for financial loss due to

tenants this year. One of them, AB 1188

2020, 2021 has produced its

COVID-19. That said, CAA will remain

by Assemblymember Buffy Wicks (D-

share of challenges for the

vigilant in the year to come, working on

Oakland), and Assemblymember Ash

rental housing industry.

legislation to require more assistance for

Kalra (D-San Jose), would have forced

owners who have tenants who have not

cities and counties to create and admin-

qualified for funding.

ister a rental registry program through

COVID-19 continued to change the way rental housing providers do business.

an online portal with specified information from landlords who own or operate

brought continuing months with little-

Problematic Proposals Stopped by CAA

to-no rental income.

In addition to mitigating the negative ef-

AB 1199 by Assemblymember Mike

fects of the pandemic, CAA worked hard

Gipson (D-Los Angeles), would have

While the California Apartment Asso-

to stop legislation that threatened the in-

required limited liability companies and

ciation (CAA) didn’t get everything it

vestments of landlords statewide. Some

corporations to file information with

wanted from State legislation, the associ-

examples of problematic legislation the

the Secretary of State’s Office and also

ation did limit the negative effects of the

association derailed this year:

would have imposed an excise tax on

And for too many owners, the year

five or more rental units. Another bill,

rental owners for the privilege of operat-

State’s COVID-19 eviction moratorium.

It also secured more dollars to cover

Free legal counsel for tenants: This

unpaid rent as part of those extensions:

fall, Governor Gavin Newsom vetoed

100% of the unpaid rent for tenants who

AB 1487, legislation that would have

Multiple languages: SB 633 by Sena-

qualify, up from an earlier rate of 80%.

provided legal representation to ten-

tor Monique Limón (D-Santa Barbara),

ants who face eviction and who claim

would have required owners to provide

Moreover, with the final extension of

they can’t pay the rent. Over the sum-

disclosures in five different languages

the COVID-19 Tenant Relief Act, CAA

mer, thousands of CAA members sent

if they suspected a lease guarantor

nailed down another preemption on

letters to lawmakers, urging them to re-

lacked fluency in English. The notice

local governments, prohibiting most

ject the proposal, which was authored

would have been required in Span-

local governments from passing their

by Assemblymember Jesse Gabriel

ish, Chinese, Tagalog, Vietnamese, and

own eviction moratoriums. Without the

(D-Van Nuys).

Korean—the top five foreign languages

ing rental housing.

spoken in California.

preemption, San Francisco would have

54

to prevent foreclosures and evictions.

passed its own eviction moratorium,

CAA had argued that millions of tax-

which it attempted in October. CAA and

payer dollars already go toward evic-

Ellis Act: AB 854 by Assemblymember

its affiliate, the San Francisco Apartment

tion defense for low-income tenants—a

Alex Lee (D-San Jose), would have

Association, successfully blocked it, cit-

point echoed in Newsom’s veto mes-

prohibited landlords from closing their

ing the prohibition in state law.

sage. “Since 2019, we have made $131

building (removing it from the rental

million available for tenant legal aid,

market) until they’d owned it for five

And while red tape caused frustrating

including an $80 million appropriation

years. And if the owner had already

delays for landlords and tenants seeking

earlier this summer,” Newsom’s mes-

removed another building from the

relief, it’s worth noting that the rental

sage said. “These critical funds provide

market, they would have been prohib-

housing industry is one of the only in-

legal assistance grants to legal services

ited from removing any further build-

dustries in California that will be made

and self-help organizations statewide

ings they own.

JANUARY 2022 | SF APARTMENT MAGAZINE

sfaa’s

Landlord Etiquette Webinar Can I just walk into a unit? Can I rent to only 1 person? Can’t I wait to return the security deposit until I think everything is to my satisfaction? I don’t like my tenant anymore—can I make them leave?

I don’t want to rent to a couple—is that okay? Come learn all the do’s and don’ts of being a landlord.

This class will be taught by Steven C. Williams of Fried & Williams, LLP. Steve has been practicing law since passing the bar exam in 1999 from Golden Gate University.

DATE & TIME:

WEBINAR:

Thursday, February 17 10:00 a.m. – 12:00 p.m.

Once you complete registration you will be sent a separate link to register for the Zoom system.

COSTS:

Members: $45 Nonmembers: $65

For more information, contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org.

sfaa’s AB 3088

Eviction & Rent Increase Moratoria On June 28, 2021, Governor Gavin Newsom signed AB 832 which extended the current COVID-19 eviction protections. This legislation was set to expire on June 30, 2021, however it has been extended for an additional three months until September 30, 2021.

INSTRUCTOR:

This class will cover:

Friday, February 11 10:00 a.m. – 11:00 a.m.

• Updated 15-Day Notices for rental payments due 9/1/20 - 9/30/21 • Deadline to pay 25% of rent extended to 9/30/21 and what can be done about unpaid rents.

Clifford Fried, Fried & Williams DATE & TIME:

COST

Once you complete registration you will be sent a separate link to register for the Webinar via Zoom.

For more information, contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org.

Members: $45 Nonmembers: $65

• Extension of state and local “just cause” protections, prohibition on new fees and charges, and use of COVID-19 Rental Debt info in tenant screening.

• Expanded state and local Rental Assistance Program to provide landlords with 100% of rent owed by qualifying residents.

• New rules for unlawful detainer actions filed between 10/1/21 - 3/31/22

SF APARTMENT MAGAZINE | JANUARY 2022

55

Significant laws taking effect January 1, 2022

team, with the association’s attorneys and

landlords submit answers to questions that

advocates working to identify areas of

only a tenant could provide, making it im-

While many rental housing bills went

the law with questions for the courts to

possible to proceed should a tenant refuse

nowhere in 2021, several significant

sort out and communicating with local

to cooperate. The city now allows owners

pieces of legislation did advance to the

governments when legal concerns arise at

to answer these types of questions with

governor’s desk and win Governor New-

city halls and county buildings. Over and

“unknown,” without rejecting the applica-

som’s signature.

over, CAA weighed in with expert knowl-

tion as incomplete.

edge on issues.

Here are some of the laws taking effect January 1, 2022: Code enforcement response: AB 838,

Here are some highlights:

San Francisco shadow single-family rent

CAA vs. County of San Diego: CAA filed a lawsuit in the spring, seeking to invalidate a San Diego County ordinance that im-

control: CAA filed a brief in SFAA’s legal

posed both eviction and rent controls. CAA

by Assemblymember Laura Friedman (D-

challenge of the City’s attempt to circum-

argued that the ordinance is pre-empted

Glendale), will prohibit local code enforce-

vent state law and limit rent increases on

by State law and that the county relied on

ment agencies from placing restrictions or

single-family homes. To sidestep Costa-

an improper use of emergency powers

preconditions, such as mandating that the

Hawkins, San Francisco amended its

in crafting the measure. Although a judge

rent be paid in full, before responding to

tenant harassment ordinance to make it

initially denied CAA’s request, the local law

habitability complaints.

illegal for a property owner to issue a “bad

has since expired, and county lawmakers

faith” rent increase to a tenant in a unit

chose not to renew it.

Emotional support animals: AB 468,

exempt from local rent control “with an

also by Friedman, will prohibit a licensed

intent to defraud, intimidate, or coerce the

healthcare practitioner from providing doc-

tenant into vacating” the residence. The

umentation about an individual’s need for

ordinance fails to define “bad faith” other

an emotional support animal without first

than to offer examples, such as increasing

establishing a client-provider relationship

the rent “substantially in excess of market

with the individual for at least 30 days. They

rates for comparable units” or increasing

must also complete an in-person clinical

the rent within six months after the owner

evaluation of the individual who requests

has attempted to recover possession of the

the emotional support animal.

unit. The ordinance also allows “bad faith” to be determined based on “such other

Short-term rental violations: SB 60, by

factors as a court or the Rent Board may

Senator Steve Glazer (D-Orinda) , will

deem relevant.”

authorize cities to impose a fine of up to $5,000 when an individual violates a short-

Stancil v. Redwood City: After hearing oral

term rental ordinance. The fines allowed by

arguments from CAA, the state Supreme

this law are intended to extend to tenants

Court banned the use of a common evic-

who violate the law—not property owners.

tion delay tactic known as a Delta Motions, which allowed tenants facing eviction to

Equal access to amenities: AB 491, by

challenge the merit of the case before even

Assemblymember Chris Ward and Assem-

filing an answer to the unlawful detainer

blymember Lorena Gonzalez, both Demo-

complaint. These motions force mini trials

crats from San Diego, will require that,

and result in massive delays.

for mixed-income multifamily structures, occupants of the affordable housing units

Fremont rental assistance: A letter from

must have the same access to the common

CAA’s legal team to the City of Fremont

entrances, areas, and amenities as the oc-

prompted local officials to fix their rental

cupants of the market-rate housing units. It

assistance program by allowing landlords

also will prohibit a mixed-income multi-

to apply for aid, as required under State and

family structure from isolating the afford-

Federal law.

able housing units within that structure to a specific floor or an area on a specific floor.

San Diego rental assistance: At the request of CAA, the city of San Diego fixed

Legal team in action

its rental assistance portal so that landlords

For CAA, 2021 has been the most active

can apply for rent relief on behalf of their

year in recent memory for CAA’s legal

tenants. The portal previously required that

56

JANUARY 2022 | SF APARTMENT MAGAZINE

Debra Carlton is the California Apartment Association’s Executive Vice President of State Public Affairs.

Legal Questions

?

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.

2022 sfaa rental forms

Member Name Member # Email

BEGINNING OF TENANCY FORMS

MEMBER PRICE

NON-MEMBER PRICE

Application to Rent

$15 per 25

$40 per 25

SFAA Residental Rental Agreement- 2022

$25 each

$125 each

SFAA Residental Rental Agreement- 10 Pack

$225 pack

N/A

CAA Lease Agreement

$15 per 25

$40 per 25

CAA Rental Agreement- Month to Month

$15 per 25

$40 per 25

Guarantee of Rental Agreement

$15 per 25

$40 per 25

Holding Deposit

$15 per 25

$40 per 25

Lead Pamphlet - Protect your Family- 25 pack

$25 per 25

$40 per 25

Addendum to Rental Agreement

$15 per 25

$40 per 25

Parking Agreement

$15 per 25

$40 per 25

Pet Agreement

$15 per 25

$40 per 25

Storage Agreement

$15 per 25

$40 per 25

Assistive Animal Request & Documentation Packet

$15 per 25

$40 per 25

Move In/Move Out

$15 per 25

$40 per 25

Fire Safety Disclosure - SF

$15 per 25

$40 per 25

24 Hour Notice to Enter

$15 per 25

$40 per 25

AB 1482 - Notice of Exemption

$15 per 25

$40 per 25

AB 1482 - Properties Subject to

$15 per 25

$40 per 25

15 Day notice - Pay Rent or Quit

$15 per 25

$40 per 25

15 Day Notice - Perform Covenants or Quit

$15 per 25

$40 per 25

30 Day Notice - Change of Monthly Rent - SF

$15 per 25

$40 per 25

30 Day Change of Monthly Rent under AB-1482

$15 per 25

$40 per 25

90 Day Notice - Change of Monthly Rent- SF

$15 per 25

$40 per 25

Proof of Service

$15 per 25

$40 per 25

Security Deposit Interest & RB Fee - SF Only

$15 per 25

$40 per 25

Acknowledgement of Residents Intent to Vacate

$15 per 25

$40 per 25

Notice of Resident Option for Initial Inspection

$15 per 25

$40 per 25

Notice of Intial Inspection to Residents

$15 per 25

$40 per 25

Itemized Disposition of Security Deposit

$15 per 25

$40 per 25

Notice of Belief of Abandonment

$15 per 25

$40 per 25

On-Site Resident Mgr. Employee Agreement (set)

$15 per 25

$40 per 25

Estoppel Certifcation

$15 per 25

$40 per 25

Prop 65 Sign - Plastic

$10 each

$25 each

Prop 65 Warning Addendum

$15 per 25

$40 per 25

QUANITY

COST

DURING TENANCY FORMS

END OF TENANCY FORMS

MISCELLANEOUS FORMS

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: 8.625% 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

2022

57

NEED MORE RENTAL ASSISTANCE? COVID-19 RENTAL ASSISTANCE DOESN’T HAVE TO BE A ONE-AND-DONE PROPOSITION. Q. How do I apply for additional rental assistance if I previously completed an application and received rental assistance payments, but the tenant has not recertified for additional assistance?

A . Do not submit a new application. Reapplying will slow down processing and may result in an inconsistent application status. Instead, take the following steps:

Contact the Emergency Rental Assistance Program (ERAP) call center at 833-430-2122 and select “landlord” from the menu. Ask the call center agent to open your application. Request that the pages called “tenant information” and “submit” be reopened. If you need to update the landlord information, too, request to have that page opened as well. Log in to your account to update any information on the tenant information page—including updated rent rolls and tenant contact information, if necessary. While logged in to your application, go to the “submit” page, read through the certifications, and check the boxes as appropriate. Sign the application and submit.

Once this process is completed, the new submittal will act just like a new application and will trigger all the appropriate notifications.

Q. How do I apply for additional rental assistance if I did not previously complete an application but received a

rental assistance payment because the tenant applied and received the payment directly, but the tenant has not recertified for additional assistance?

A. In this situation, complete a new application for rental assistance as follows: Register for the program and initiate a new application at housing.ca.gov Complete the landlord section of the application. Under A.16, “Have you or do you intend to file for eviction against this tenant for nonpayment of rents during COVID-19?” select “Yes.” Enter the number of units for which you are potentially seeking eviction. If this is a single application for a single unit, the number will be one.

Under “tenant name,” enter the name of each tenant you are potentially seeking to evict. Enter the case ID next to the name for every tenant where you know there is a pre-existing tenant application. You are strongly encouraged to ask your tenants for case IDs to assist in this process. Entering case IDs will help administrators prevent duplicate applications and will speed up processing.

Complete the remainder of the “tenant information” section.

Complete the submit section, and submit the application.

The submittal will trigger the appropriate notifications to the tenant and the program.

Although you will not be paid directly under this circumstance, you will have some insight into the application status and processing as the application moves through the process.

58

JANUARY 2022 | SF APARTMENT MAGAZINE

ASK FOR IT! Q. What is the process for a tenant to recertify?

A. The tenant will receive an automated email notification informing them that it is time to recertify if additional assistance is needed.

The tenant then completes and submits the recertification application.

If you participated in the original application, a program administrator will reach out to you for updated rent rolls. Payments made under this scenario will go directly to you.

If you did not participate in the original application, approved payments will be made directly to the tenant.

The tenant is required by law to pay the rental assistance they receive to you.

Q. What if a tenant claims a different amount owed than what I claimed on my application?

A. Program administrators will likely defer to your rent roll when evaluating the amount of rent owed. Please ensure that your records are accurate and easy for administrators to understand.

Q. How long will recertification take?

A. This is unclear, however, fewer recertification applications are pending than initial applications, so the recertification process should be shorter than the initial waiting period.

Q. Does the recertification process require the tenant to participate?

A. Yes. The federal program is based on tenant eligibility, so the tenant must participate for your reapplication to move forward. So, if you have applied, continue to share information about the program with your tenant and encourage them to apply. Here are some suggestions: The Housing Is Key website has templates for emails and letters you can share with your tenant. These materials can be found under Renter & Landlord Resources.

If the tenant is not responding, you could contact a Local Partner Network organization (appointment line: 833-687-0967) and explain that you need help with tenant outreach. They will try to speak to the tenant on your behalf, to build trust and confidence in the process. The Local Partner Network serves both landlords and tenants, and either may request assistance.

The above information was written by Embert P. Madison, Jr., State Advocacy and Compliance Counsel and originally published by the California Apartment Association. Reprinted with permission.

SF APARTMENT MAGAZINE | JANUARY 2022

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sfaa 2 2020calendar

sfaa

January

MONDAY, JANUARY 10 Board of Directors Mtg. 11:30 a.m.

FRIDAY, JANUARY 14 5 New Rent Control Laws Webinar Zoom Webinar System 10:00 a.m. to. 12:00 p.m.

Members $45 Non Members $65

WEDNESDAY, JANUARY 19 Virtual Member Meeting Update 9:00 a.m.

TUESDAY, JANUARY 25 Livable Back Billing Utility Demonstration Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Free for Members

FRIDAY, JANUARY 28 New Unit Registration and Licensing Law Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Members $45 Non Members $65

SFAA MEMBER MEETINGS WILL BE HELD VIRTUALLY UNTIL FURTHER NOTICE DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG.

WEDNESDAY, JANUARY 20 Marijuana and Your Rental Property Webinar Zoom Webinar System 10:00 a.m. to. 12:00 p.m.

Members $45 Non Members $65

February WEDNESDAY, FEBRUARY 3 Intellirent Demonstration Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Free for Members

MONDAY, FEBRUARY 7 Board of Directors Mtg. 11:30 a.m.

FRIDAY, FEBRUARY 11 AB1482 & Rent Increase Moratoria Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Members $45 Non Members $65

THURSDAY, FEBRUARY 17 Landlord Etiquette Webinar Zoom Webinar System 10:00 a.m. to. 12:00 p.m.

Members $45 Non Members $65

FRIDAY, FEBRUARY 25 New Unit Registration and Licensing Law Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m.

Members $45 Non Members $65

SFAA offices will be closed on January 3rd in observance of New Year’s Day.

60

JANUARY 2022 | SF APARTMENT MAGAZINE

WEDNESDAY, FEBRUARY 16 Virtual Member Meeting Update 9:00 a.m.

join online at sfaa.org or call 415.255.2288

2022 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$29.50

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board.

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 2021-2022

$29.50

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

The capital improvement interest rates for 3/1/21 through 2/28/22 are listed below:

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.

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

0.8%

.01225

10 YEARS

1.0%

.00876

15 YEARS

1.2%

.00607

20 YEARS

1.4%

.00478

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

03/01/21 - 02/28/22

0.6%

03/01/20 - 02/28/21

2.2%

03/01/19 - 02/29/20

2.2%

03/01/18 - 02/28/19

1.2%

03/01/17 - 02/28/18

0.6%

2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

2015-2016

$18.50

03/01/16 - 02/28/17

0.2%

$18.00

03/01/15 - 02/29/16

0.1%

03/01/14 - 02/28/15

0.3%

03/01/13 - 02/28/14

0.4%

03/01/12 - 02/28/13

0.4%

03/01/11 - 02/29/12

0.4%

03/01/10 - 02/28/11

0.9%

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

2014-2015 2013-2014

$14.50

2012-2013

$14.50

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

2011-2012

$14.50

2010-2011

$14.50

2009-2010

$14.50

2008-2009

$14.50

2007-2008

$13.00

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

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

ALLOWABLE RENT INCREASES

2022 – 2023: 2.3%

Effective March 1, 2022, through February 28, 2023, the allowable annual rent increase is 2.3 %.

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

03/01/22 - 02/28/23

2.3%

03/01/21 - 02/28/22

.7%

03/01/20 - 02/28/21

1.8%

03/01/19 - 02/29/20

2.6%

03/01/18 - 02/28/19

1.6%

03/01/17 - 02/28/18

2.2%

03/01/16 - 02/29/17

1.6%

03/01/15 - 02/29/16

1.9%

03/01/14 - 02/28/15

1.0%

03/01/13 - 02/28/14

1.9%

03/01/12 - 02/28/13

1.9%

03/01/11 - 02/29/12

0.5%

03/01/10 - 02/28/11

0.1%

03/01/09 - 02/28/10

2.2%

03/01/08 - 02/28/09

2.0%

03/01/07 - 02/29/08

1.5%

03/01/06 - 02/28/07

1.7%

SAN FRANCISCO RENT BOARD 25 Van Ness Avenue #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

& information SF APARTMENT MAGAZINE | JANUARY 2022

61

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com SEQUENT Eric Scaff (415) 834-1031 sequent-rewm.com escaff@sequent-rewm.com

ACCOUNTANTS

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

ALARM COMPANY

AEC ALARMS Stephanie Chen 408-298-8888 Ext: 121 sc36@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 Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com

ATTORNEYS

415-861-8800

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net 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 LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com 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

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com

415-577-4685

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

BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law

415-409-7611

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

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070 KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com FRIED & WILLIAMS LLP Clifford E. Fried www.friedwilliams.com

415-421-0100

HAAS NAJARIAN LLP Eric Murphy (415) 788-6330 emurphy@hnattorneys.com

62

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

JANUARY 2022 | SF APARTMENT MAGAZINE

MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com

415-981-5451

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald (415) 956-6488 www.samlaw.net sam@samlaw.net

WASSERMAN Dave Wasserman 415-567-9600 dwasserman@wassermanstern.com www.davewassermansf.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

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.com

CLEANING SERVICES

OPTIMUS BUILDING SERVICES Claudia Giraldo 650-290-4607 optimusbuildingservices.com

COMMERCIAL/RETAIL LEASING SERVICES BLATTEIS REALTY CO. David Blastteis www.sfretail.net

415-981-2844

CONSULTANTS: PERMITS & PLANNING

EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

GOROVERGO Laura Ericson 832-977-6830 laura.ericson@echemail.com www.gorovergo.com

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

DRAIN SERVICES

INTERNET SERVICES PROVIDERS

PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com

COMCAST/XFINITY Michael Juliano www.xfinity.com

ENVIRONMENTAL CONSULTING

LENDING / FINANCIAL SERVICES

P.W. STEPHENS ENVIRONMENTAL Sheri Buenz 510-651-9506 sherib@pwsei.com

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

415-279-6113

GREAT ESCAPE SERVICES Rich Henderson 415-566-1479 www.greatescapeservice.com

FIRE PROTECTION CONTRACTORS

AEC ALARMS

408-298-8888 Ext: 121 SFfire@aec-alarms.com BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com EMERGENCY SYSTEMS, INC. Eric Hagerman (415) 564-0400 esmfire@earthlink.net MAZZY’S FIRE PROTECTION Scott Mazzarella 415-665-5553 www.mazzysfire.com PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.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 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

925-495-9922

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

MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com WEST COAST PROPERTY MANAGEMENT Joseph Keng 415-885-6970 ext. 101 www.wcpm.com

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE Scott Goering 415-782-8940 sgoering@sfbar.org

ONLINE PAYMENT SERVICES IMANAGE RENTS Hatef Maoghimi hatef@imanagerent.com wwwimanagerent.com ROOST Chanin Balance chanin@joinroost.com

415-547-0049

(503) 888-2528

PETERS PAINTING SERVICES Peter Pantazelos 415-647-4722 www.peterspainting.com TARA PRO PAINTING INC. Brian Layden www.tarapropainting.com

415-334-3277

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com THERMAL SOLUTIONS Jeremy Bedford (925) 381-6426 office@thermalsolutionspc.com

PLUMBING & HEATING

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com R & L Plumbing R & L PLUMBING Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

PROJECT MANAGEMENT CREATIVE WEALTH CAPITAL MichaelGallin mike@creativewealthcapital.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 AYS MANAGEMENT Kevin Newsome 510-708-0165 ayspropertymanager@gmail.com BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com

415-254-8679

PAINTING CONTRACTORS

BORN PROPERTY MANAGEMENT Jason Born 650-271-7048 x 111 Jason@bornpm.com

415-254-7818

415-608-3050

KRUITPAINTING, INC. Pieter Kruit www.kruitpainting.com

PAC WEST PAINTING INC. Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com

BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

SF APARTMENT MAGAZINE | JANUARY 2022

63

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

EMBC Nancy Wong www.ebmc.com nancywong@ebmc.com

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

EQUITY ONE Brenda M. Obra www.equity1sf.com

CREATIVE WEALTH CAPTIAL Michael Gallin 415-779-6241 mike@creativewealthcapital.com

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

HOGAN & VEST INC. Simon Wong hoganvest.com

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

415-221-2032

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

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

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

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

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

(707) 584-5123

415-441-1200

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

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

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

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

CECCHINI REALTY CO. Dante Cecchini, CCRM www.cecchinirealty.com

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

415-550-8855

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 415-828-8757 www.greentreepmco.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com J. WAVRO PROPERTY MANAGEMENT James Wavro 415-509-3456 LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

64

415-648-1516

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

GORDON CLIFFORD PROPERTIES, INC. Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com 415-421-7116

JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

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

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

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

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

PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584

415-386-3111

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.sutroproperties.com VERTEX PROPERTY GROUP Craig Berendt 415-608-3050 vertexsf.com WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

members JANUARY 2022 | SF APARTMENT MAGAZINE

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com

jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.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

ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com RNB PROPERTY MANAGEMENT GOLDEN GATE Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WOOD PARTNERS Melissa Rankin 628-251-1101 melissa.rankin@woodpartners.com YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com

PROPERTY MANAGEMENT SOFTWARE

APPFOLIO Mindy Sorenson 805-364-6098 mindy.sorenson@appfolio.com

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE John Kirkpatrick (425) 412-0559 john.kirkpatrick@compass.com www.johnkirkpatrick.com COMPASS COMMERCIAL BROKERAGE Jay Greenberg (415) 378-6755 jay@jayhgreenberg.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com EXP COMMERICAL Jeremy Williams 415-932-9846 jeremy@jeremywilliams.com www.sfcommercialrealty.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

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

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.com

REAL ESTATE APPRAISALS MARK WATTS COMMERCIAL APPRAISAL Mark Watts 415-990-0025 www.markwattscommercialappraisal.com HARPER & ASSOCIATES Jay Harper jharpsf@att.net

415-647-9243

(415) 370-7077

KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 LESLIE BURNLEY Leslie Burnley leslie.j.burnley@gmail.com leslieburnley.com

415-717-8709

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

MORGAN REAL ESTATE ADVISORS, INC. Laurence Morgan 415-300-6503 laurence@morganrealestateadvisor.com www.morganrealestateadvisor.com NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com W. REAL ESTATE Tim Mueller 415-961-6531 timothymueller@hotmail.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

REAL ESTATE INVESTMENTS COMPASS COMMERCIAL BROKERAGE Trigg Splenda 415-593-8616

MARCUS MILLICHAP Clinton C. Textor III 415-425-9123 www.marcusmillichap.com

REFINISHING / RESURFACING SERVICE

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

RENT BOARD PETITIONS

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com RENT BOARD PASSTHROUGHS Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

RENTAL LISTING SERVICES APARTMENT LIST Alex Mashburn 678-467-0411 amashburn@apartmentlist.com COSTAR Aj Herlitz www.costargroup.com aherlitz@costar.com

(844) 459-1495

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com REALPAGE Stacey Blackwell 972-820-3015 stacey.blackwell@realpage.com www.realpage.com

SF APARTMENT MAGAZINE | JANUARY 2022

65

sfaa sfaa 2022 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

Units

Base Fee

Units Fee

$425 +

$7 per unit =

23 +

$350 +

$9 per unit =

TOTAL UNIT AMOUNT: MANAGEMENT COMPANY DUES Base Fee

Unit Fee

1-22

$525 +

$4.50 per unit =

23 +

$480 +

$6.50 per unit =

GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com RELISTO Eric Baird www.relisto.com eric@relisto.com

TOTAL AMOUNT:

ASSOCIATE MEMBER DUES: $499

415-509-3456

Contact Person

415-648-1516

415-236-6116, ext 101

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

CONTACT INFORMATION

415-409-3263

RENTSFNOW Claussen 415-762-0213 kclaussen@veritasinv.com

Company/Title Address City

State

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

Zip

Mobile Phone Email Address

Website

SECURITY

PAYMENT METHOD Check

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

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

TOTAL AMOUNT:

TOTAL UNIT AMOUNT:

RESIDENTIAL LEASING

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

Units

949-702-1508

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

REGULAR MEMBER DUES

1-22

ZUMPER, INC. Connor Hodges connor@zumper.com www.zumper.com

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

ADT SECURITY MULTIFAMILY Jeanette Mendez (817) 776-0301 jjmendez@adt.com TRKA AMERICAS Isabella Restrepo irestrepo@trakausa.com

407-735-1728

SECURITY DEPOSIT ALTERNATIVES THE GUARANTORS Jules Thetford jules@theguarantors.com

214-403-2792

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

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

66

JANUARY 2022 | SF APARTMENT MAGAZINE

THE GUARANTORS Jules Thetford jules@theguarantors.com

214-403-2792

BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

EXT 101W. CHARLES PERRY Charles Perry 650-638-9546 www.wcharlesperry.com

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

TENANT PLACEMENT & LISTING

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

WATER CONSERVATION SERVICE

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

WATER DAMAGE SERVICE

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

WATERPROOFING

KELLEY PAINTING AND WATERPROOFING Mitchell Kelley 415-847-7883 www.kelleypaintingandwaterproofing.com

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PETITION SERVICES

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PROPERTY MANAGEMENT SOFTWARE

Yardi Breeze 39 50 71 48 30 51 72 73 67 46 73

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REAL ESTATE BROKERS

Amore Real Estate 72 Coldwell Banker Commercial / Caravelli 47 Coldwell Banker Commercial / McGue 13 Colliers / Devincenti 2 Compass / Antonini 75 Compass / Bonn & Webb 17 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 31 Corcoran / The Jones Team 15 EXP Realty / Williams 45 HRH Real Estate 70 Marcus & Millichap 28-29 Newmark / Sheridan 43 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 73 UTILITIES BILLING SERVICES

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76 35 51

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.

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415.775.8513 SF APARTMENT MAGAZINE | JANUARY 2022

67

sfaa sfaa 2022 What You Need to Know

A Class Act… continued on from page 38

SFAM: Any thoughts on what it might be like to be a member of this first postCOVID class?

Easton: Like so many other com-

munity groups, we unfortunately had to suspend the program the last two years because of the pandemic. I’m optimistic; I really think we’re on the right track toward

2022 SFAA UPDATES

bringing people together face to face by next fall.

VIRTUAL MEMBER MEETINGS

If you are selected to join the class, you can

WEDNESDAY, JANUARY 19 9:00 A.M.

work, and communication skills; do a lot of

expect to work on your leadership, teamdebriefing and small group conversation around the content; and become introduced to many different ways of learning

UPCOMING CLASSES During the pandemic, the monthly SFAA member meetings and classes will be held virtually. For member meeting topics and schedules, go to www.sfaa.org. For a list of virtual SFAA classes, turn to the calendar on page 60.

and communicating. But we also state that fun is one of our goals! We build in organic time to connect, including post-session happy hours.

As we come out of the pandemic, it’s an excellent time to strengthen our relationship to community trusteeship and to each

SFAA OFFICE CLOSURE While the SFAA office remains closed to the public, staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the association help you. Email MemberQuestions@sfaa.org to have your questions and concerns promptly addressed.

other. The city is amid change and new ideas, and we need to support leaders and cross-sector collaboration more than ever.

We’re looking forward to September 2022!

Dianne Easton is the Executive Director of Leadership San Francisco and can be reached at deaston@leadershipsf.org or at 415-352-8826.

Nora Boxer is a freelance writer and a former editor of SF Apartment Magazine.

Know Your Numbers!

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

68

JANUARY 2022 | SF APARTMENT MAGAZINE

Turn to page 55 for updated information on allowable rent increases, security deposit interest and more.

KEEP ON GIVING One thing we can all agree on is that this year has been tough in different ways for just about everyone. If you’re looking for ways to give back after the holiday season, consider supporting your community through these local organizations.

ABODE SERVICES abodeservices.org Abode’s mission is to end homelessness by putting “Housing First,” a proven strategy that recognizes unhoused people don’t need to jump through hoops— they need a home. Once housed, the organization provides these individuals with the support and services they need to become stable.

HOMELESS PRENATAL PROGRAM homelessprenatal.org/donate A nationally recognized family resource center in San Francisco that empowers homeless and low-income families, particularly mothers motivated by pregnancy and parenthood, to find within themselves the strength and confidence they need to transform their lives.

On the List.

Is finding a great service provider on your To-do List?

Check out the Professional Services Directory for experienced apartment industry professionals.

62 Starts on page

LEADERSHIP SAN FRANCISCO leadershipsf.org Participants in this annual, 10-month program are challenged to increase their understanding of the environment in which they live and work, and to learn how to respond effectively to community issues. They are part of a unique network of concerned citizens, taking an active role in influencing quality of life in the San Francisco Bay Area. For an application for the 2022 program or for more information, contact the program director, Dianne Easton at deaston@leadershipsf.org.

MEALS ON WHEELS mowsf.org/donate Help thousands of San Francisco seniors by donating to Meals on Wheels.

Meals on Wheels provides a network of services that allows seniors to live in their homes with dignity and independence. They are the only organization in San Francisco that offers two home-delivered, nutritionally tailored meals every day, seven days a week.

SAN FRANCISCO HOUSING FOUNDATION sfhousingfoundation.org In partnership with the San Francisco Apartment Association, SFHF helps rental property owners who do not speak English as their primary language keep up with San Francisco’s ever-changing landlord-tenant laws through education and translation services.

SWORDS TO PLOWSHARES swords-to-plowshares.org/donate Swords to Plowshares is a Bay Area-based nonprofit organization dedicated to supporting all veterans, including 3,000 homeless, low-income, and at-risk local vets each year. The organization offers employment and job training, supportive housing programs, permanent housing placement, counseling and case management, and legal services.

SF APARTMENT MAGAZINE | JANUARY 2022

69

40 YEARS OF EFFECTIVE, HANDS ON EXPERIENCE!

Give 10 Get 10!

Give us 10 minutes of your time, learn how we can increase your bottom line and get a Starbucks gift card on Us!

Renee A. Engelen, DRE 01879547

(415) 810-6020 INFO@HRHREALESTATE.COM

70

JANUARY 2022 | SF APARTMENT MAGAZINE

PROVEN EXPERTISE IN: PROPERTY MANAGEMENT PROPERTY LEASING SALES & ACQUISITIONS CONSULTING PROJECT MANAGEMENT CONTRACT NEGOTIATIONS

PRESIDENT Professional Property Managers Association of San Francisco

SF APARTMENT MAGAZINE | JANUARY 2022

71

Piece of Work… continued from page 42

received, and keep it for four years from the

Keeping The San Francisco Bay Area Safe Since 1988

date of receipt.

For persons who are hired, the employer is obligated to maintain personnel files, applications, employment referrals, and membership records for at least four years after the records are initially created or received, or after the date of any employment action, whichever is longer. Employers that keep

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an employee’s complete personnel file for four years after the employee’s separation from employment will more than meet this requirement. For longterm employees,

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keeping the complete file may result in a substantial paper file. Files may be retained in electronic format. However, employers must assure that they can access electronically stored information for the full required duration. Employers who rely on human resources vendors may be surprised to learn that the vendor does not retain files if the employer decides to take the work inhouse or switch vendors.

Non-Disparagement Provisions Restricted California employers may no longer require employees to sign an agreement limiting the employee’s rights to disclose information about workplace harassment or discrimination. The new law applies to agreements with current employees and prospective employees. In addition, when claims of workplace discrimination, harassment, or retaliation are settled, the employer may no longer prevent the employee from disclosing “factual information” re-

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garding the alleged wrongful acts.

The prohibition against non-disclosure provisions was initially an outgrowth of the “Me Too” movement, as some wealthy and powerful harassers were able to buy their accusers’ silence and continue harassing others. A confidentiality provision has long been a standard term of settlement agreements in employment cases. Employers, even those who believed they had done no

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

72

JANUARY 2022 | SF APARTMENT MAGAZINE

wrong, were often interested in resolving claims to avoid the costs of litigation and potential negative publicity. In the era of social media, allegations can spread rapidly

and negative statements about the work

Passthroughs

environment can damage an employer’s

PAY!

ability to obtain and retain quality employees. Employers are carefully watching this situation, to determine whether the inability to avoid negative publicity will reduce the amounts being paid to resolve claims of

Take advantage of the Rent Board rules that benefit you.

discrimination, harassment, and retaliation.

Maggie Grover has been helping California employers 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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SF APARTMENT MAGAZINE | JANUARY 2022

73

2022 Winter CCRM Webinar Night Series Schedule & Registration Course Course Name #

Date

PRICE

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

1/11/2022

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

1/18/2022

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

1/25/2022

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

2/1/2022

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

2/8/2022

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

2/15/2022

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

2/22/2022

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

3/1/2022

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

3/8/2022

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

3/15/2022

6PM-9PM

FREE

See schedule below

Class Location Zoom Webinar System Upon registration the Zoom link will be emailed to the student Class is every Tuesday Instructor: Ryan Patrick, Wiegel Law Group

FREE

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x110 Email: maria@sfaa.org

(includes 9th Edition Managing Rental Housing textbook, CCRM binder and Welcome Packet; does not include the $75 CCRM application fee)

Attendee Information: o Member

Attendee Name:

Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

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

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

74

caanet.org events@caanet.org

JANUARY 2022 •| 980 SF APARTMENT MAGAZINE 800.967.4222 Ninth Street, Suite 1430 • Sacramento, CA 95814

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE “Buy land, they’re not making it anymore.” -Mark Twain

2021 SALES

SOLD

SOLD

517 36th Ave

1558 Grant Ave

12 Units

5 Units

Outer Richmond

Telegraph Hill

Closed Q4 2021

Closed Q4 2021

John Antonini

DanielFoley Foley Daniel

415.794.9510

415.866.7997

john@antoninisf.com

daniel@danielfoley.com www.danielfoley.com

www.antoninisf.com

www.danielfoley.com

DRE 01842830

415.866.7997

daniel@danielfoley.com

DRE 01866714

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 2022

75

TO MOST PEOPLE, THIS IS JUST A SMART LOOKING DUPLEX

TO YOU, IT’S BEEN A SMART WAY TO DOUBLE YOUR MONEY. We know the properties we manage mean more to owners like you than meets the eye. That’s why, for 75 years and across three generations of our family, we’ve taken the long view -- building great working relationships as we build value. Because when it comes to taking care of your investment, we definitely see eye-to-eye. celebrating

gaetanirealestate.com 415.668.1202

75 YEARS