SF Apartment Magazine January 2024 by sfaa1917

SF APARTMENT magazine

Kicking OFF

LAWS, LEASES, & ELECTIONS OF

2024

January 2024 / $7.00

As we look to forward to 2024,

Thank you

for your support in 2023! DEVINCENTI

LAGOMARSINO

DOLBY

SAN FRANCISCO MULTIFAMILY

Brad Lagomarsino

James Devincenti

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SF APA APARTMENT

contents

Features

Lease & Assist

by THEGUARANTORS

Lease of Mind

by ERIC R. ANDRESEN & DAVE WASSERMAN

20 4 JANUARY 2024 | SF APARTMENT MAGAZINE

ARTM Columns

Membership

On the Up and Up

Aboveboard Boarding by VARIOUS AUTHORS

The News

SFAA Update

Preset Resets by CHARLEY GOSS

Legal Q&A

Do This, Not That Your Branch or Mine? by LAURA DANG

Calendar

Professional Services Directory

Membership Application

Trend Alert

Principles of Persuasion by NATALIE DREES

SF APARTMENT MAGAZINE | JANUARY 2024 5

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Vertex Property Group is a team of experts—in leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority: Your Bottom Line. Leasing • Management • Project Management Vertex Property Group • 545 Francisco Street • San Francisco, CA • 94133 • 415.608.3050 • Vertexsf.com

6 JANUARY 2024 | 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 Gershay Castaneda Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers President J.J. Panzer

Vice President Robert Link

Treasurer Jim Hurley Secretary Kent Mar

SFAA Directors Eric Andresen, Honor Bulkley,

VOLUME XXXV, NUMBER 1 JANUARY 2024 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Stephanie Alonzo Tel 415-255-2288

Web www.sfaa.org SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California and at additional mailing offices. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is published monthly for $84 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Printing Partners Copyright @2024 by SFAA.

Craig Greenwood, Neveo Mosser, Chris Bricker, Bert Polacci, James Sangiacomo, Dave Wasserman, Paul Gaetani

SF APARTMENT MAGAZINE | JANUARY 2024 7

COLUMN

THE NEWS

Map Act and local subdivision ordinances; • a safety inspection must be conducted before recordation, evidenced by a certificate of occupancy or housing quality standards report;

On the Up and Up

The San Francisco Rent Board announced 2024’s annual allowable rent increase.

ffective March 1, 2024, through February 28, 2025, the allowable annual rent increase is 1.7%. This amount is based on a 60% increase in the Consumer Price Index for all urban consumers in the Bay Area. To calculate the allowable rent increase, multiply the tenant’s base rent by .017. For example, if the tenant’s base rent is $2,000, the annual increase would be calculated as follows: $2,000 x .017 = $34. The tenant’s new base rent would be $2,034 ($2,000 + $34). Annual increases must be calculated only on the tenant’s base rent, which does not include capital improvement passthroughs or bond measure passthroughs. Rent increases cannot be “rounded up” to the nearest dollar. For more information, visit the San Francisco Rent Board website at sfrb.org, or call them at 415-252-4600. For a history of all allowable increases and effective periods, turn to page 41.

8 JANUARY 2024 | SF APARTMENT MAGAZINE

ADUs Sold Separately

California’s new legislation, AB 1033, signed into law on October 11, significantly expands property owners’ rights to sell Accessory Dwelling Units (ADUs) separately from primary residences. Drafted by Assemblymember Phil Ting, the law allows cities to adopt ordinances authorizing the purchase and sale of ADUs as condominiums. Existing code allows local agencies to create ADUs in areas zoned for residential use. AB 1033 builds on this by permitting cities to enact ordinances facilitating the sale of ADUs as condominiums, provided certain conditions are met.

• written evidence and a signed statement of lienholder consent must be submitted to the county recorder; • a statutory notice provided to consumers on ADU submittal checklists or public information; • owners must notify utility providers of condominium creation and separate conveyance; • owners of ADUs in planned developments must get written authorization from the association for condominium plan recording. While AB 1033 aims to address the state’s housing crisis, its effectiveness depends on city participation. As of now, no city has enacted an AB 1033-compliant ordinance. Small Business Reform Approved

• condominiums must be created under the Davis-Stirling Common Interest Development Act;

Mayor London Breed’s latest round of small business reforms was approved by the Board of Supervisors. The legislation, co-sponsored by Supervisors Joel Engardio, Matt Dorsey, Myrna Melgar, Catherine Stefani, Rafael Mandelman, and Connie Chan, will facilitate easier permitting for small businesses, encourage economic recovery and growth, and fill commercial vacancies in San Francisco.

• condominiums must be created in conformance with the Subdivision

Under the new legislation, over one hundred changes to the Planning

The key provisions under AB 1033 are:

ALLISON CHAPLEAU M U LT I - U N I T. M I X E D - U S E . C O M M E R C I A L .

L I ST E D & S O LD I N 2 02 3

4 Units in Parkside

2 Units in Dolores Heights

6 Units in Portola

2 Units in Cole Valley

$1,850,000

$1,050,000

$1,800,000

$1,450,000

8 Units in NOPA

6 Units Lower Pac Heights

4 Units in Haight Ashbury

2 Units in the Richmond

$1,725,000

$1,450,000

6 Units in Alamo Square

8 Units in Noe Valley

3 Units in the Inner Sunset

$2,500,000

$2,190,000

$2,350,000

2 Units in the Lake District

4 Units in Noe Valley

2 Units in the Inner Sunset

$2,500,500

$2,000,000

$1,350,000

$3,562,500

$2,150,000

4 Units in SOMA

$1,330,000

24 Units in NOPA

$6,625,000

2 Units in Nob Hill

$1,150,000

4 Units in SOMA

$1,100,000

4 Units in the Richmond

$2,000,000

2 Units in Ashbury Heights

$3,100,000

Consid e ri ng Se l l i ng a M ul t i - U ni t Pro pe rt y?

List. Market. Sell. L

Allison specializes in the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 22 years of experience selling investment properties, she can help maximize the value of your property.

ALLISO N C HAPLE AU

The Chapleau Group

M U LT I - U N I T. M I X E D - U S E . C O M M E R C I A L . Vanguard Commercial | 415.516.0648 | License: 01369080 allison@allisonchapleau.com | allisonchapleau.com

Natalie

Rebecca

SF APARTMENT Meyers MAGAZINE Stack| JANUARY 2024 9

SFAA LANDLORD EXPO

Come join SFAA and local rental property owners for a free educational event covering all things multifamily housing. Attendees will learn all about the latest trends, products, and services in the multifamily housing industry. Consult with legal and management professionals, get to know service providers, improve your overall effectiveness at the free educational classes, and meet peers in the San Francisco rental property market. The event is free! WHEN: Wednesday, March 27, 2024 WHERE: Fort Mason Center, Gallery 308 For more information on the expo or to become a sponsor, contact vanessa@sfaa.org.

Code will serve to ease restrictions across five main area: 1. Allow more business uses on the ground floor. Under the legislation, “Flexible Retail” would be principally permitted and expanded to all neighborhoods on the ground floor across the City’s commercial corridors. An example of Flexible Retail includes a business that sells both plants and coffee, and then later shifts to selling plants and making small production bags on-site. The proposed ordinance will also clarify that multiple uses are allowed in the same business space. Additionally, the legislation will expand the types of businesses that can open in ground floor spaces to create more opportunities to fill commercial vacancies. 2. Lift restrictions on bars and restaurants. Currently, several commercial corridors have restrictions in place for restaurants and bars, such as not permitting them, imposing a cap on

10 JANUARY 2024 | SF APARTMENT MAGAZINE

the number of restaurants that can be established, or requiring a Conditional Use Authorization (CUA). Conditional Use Authorization is a lengthy process for businesses to be granted approval for their plans, including providing public notice and attending hearings—CUA can add months to the process of opening a business. Under the legislation, those restrictions will be lifted for new restaurants in Chinatown, along Haight Street, and Taraval Street. Likewise, restrictions on new bars will be lifted along Haight Street, Sacramento Street, and Union Street. 3. Incorporate new liquor license for music venues. The ordinance will incorporate into local Planning Code a new liquor license, Type 90, which was adopted by the State in 2022. This new liquor license type gives venues more options as it allows a music venue to serve beer, wine, and liquor without excluding minors from the business. 4. Remove certain public notice requirements. In November 2020, voters adopted the “Save our Small Business Initiative” (Proposition H), which reduced the steps a business owner needed to take when they change their business use. Before this, if a clothing store, for example, were to become a café, the change would require that the general public be provided notice about the change for at least thirty days and the business could not receive their Planning Department approvals over the counter, even though both types of businesses are permitted in the neighborhood. Under the legislation, these benefits will be expanded to the commercial corridors in the eastern portion of the City. 5. Enable priority processing for nighttime entertainment, bars, and restaurants.

Currently, nighttime entertainment venues, bars, and restaurants with full liquor licenses are excluded from participation in the Planning Department’s Community Benefit Priority Processing Program (CB3P). Under the legislation, nighttime entertainment venues, bars, and restaurants with full liquor licenses will benefit from expedited Conditional Use Authorization review, which can save a new business from months of waiting for a hearing at the Planning Commission. Tenant Association Ordinance Amendment

Effective as of November 12, 2023, a tenant can have a tenant association representative present during the meetings with the landlord. Landlords must remain in attendance at meetings of the full tenant association until the end of the meeting (up to two hours). The ordinance also addresses what it means to confer in “good faith” and the types of matters that may be discussed with a tenant association. “Confer in good faith” means that the parties shall have the mutual obligation, personally or through their authorized representatives, to meet and confer and continue for a reasonable period of time as set forth in Section 49A.4, to exchange freely information, opinions, and proposals, and to endeavor to reach agreement. The ordinance clarifies that a duly formed tenant association remains in good standing unless and until either it fails to re-certify on the landlord’s request (which which can occur no more than once every three years), or a new tenant association representing a greater number of occupied units is formed to take its place. The above information was reprinted from the SF Rent Board website: sf.gov/ departments/rent-board

The News… continued on Page 56

Adam Filly

Exceeding Expectations

Apartments | Mixed-Use | Commercial

LD SO

830 Hayes St | $8,000,000

797 Corbett Ave | 7 Units

1045 Bush St | 17 Units

SO 2833 Foothill St | 15 Units

BL AV A

AV A

1519 Oak St | 12 Units

E A IL AV A

3229 Balboa St | $2,400,000

BL A AV A

AV A 3220 Balboa St | $700,000

1945 Lyon St | 6 Units

1227 Masonic Ave | 14 Units

SO 4301 Balboa St | 9 Unit

2317 Fruitvale Ave | 15 Units

BL A IL

2840 Octavia St | 4 Units

888 Union St | 8 Units

SO 4826 Mission St | 5 Units

LD SO

SO LD

548 Steiner St | 6 Unit

2500 Chestnut St | 12 Units 338 West Portal Ave | Com

1871 Greenwich St | 3 Units

211 Sanchez St | 6 Units

SO LD

1961 Jefferson St | 9 Units

1371 Minna St | 9 Units

1317 4th Ave | 4 Units

725 Buena Vista Ave W | 4 Units

LD SO

Thank you to all of my clients for making 2023 another successful year!

4416 18th St | $1,650,000

959 Natoma St | $1,650,000

Adam takes great pride in achieving outstanding results for his clients and he has the track record to prove it. Call to consult on any real estate matter.

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

SF APARTMENT MAGAZINE | JANUARY 2024 11

COLUMN

SFAA UPDATE

Preset Resets written by CH A R LEY GOSS

SFAA supports twenty-four candidates for the San Francisco Democratic County Central Committee in the March 2024 election.

FAA has announced its support for a slate of twenty-four candidates running for the San Francisco Democratic County Central Committee (DCCC). The “SF Democrats for Change” slate is anchored by city office holders, including current DCCC member Nancy Tung; Supervisors Catherine Stefani and Matt Dorsey and former Supervisor Michela Alioto Pier; three candidates running for Supervisor in 2024—Trevor Chandler (District 9), Marjan Philhour (District 1), and Bilal Mahmood (presumptive District 5)—and several community leaders and organizers. The election for the DCCC will occur on March 5, 2024. Only voters who are registered Democrats will be eligible to cast a vote for the DCCC candidates.

Abundant San Francisco Political Director Todd David, who is helping lead the SF Democrats for Change slate, has called the DCCC election “the most critical election in San Francisco that no one’s heard of,” noting the significance of the DCCC in determining political outcomes on election day. Why Is the DCCC Important?

What Is the DCCC?

The current DCCC has taken positions on candidates and policies that are out of sync with San Francisco voters, such as defunding the police and refusing to take a position on the 2022 School Board recall. The SF Democrats for Change slate aims to get San Francisco and the local Democratic Party back on the right track by championing issues that actually fix our city’s problems, including public safety, affordable housing, quality public schools, and a vibrant economy.

After the DCCC has voted to endorse a candidate or a position on a ballot measure, it can provide resources, funding, and name recognition to those candidates and positions, making the DCCC endorsement incredibly impactful in our local elections.

The DCCC is important for SFAA members because the DCCC also makes the official endorsement of the Democratic Party for candidates for Supervisor, and on local ballot measures. Having the Democratic Party endorsement carries significant weight for voters citywide. It can mean the difference between a successful campaign and a losing one, whether for a district Supervisor race or a ballot measure that impacts property owners. In recent years, the Democratic Party

The DCCC is the governing body of the local Democratic party, whose mandate is to register voters, charter Democratic clubs, fundraise, and endorse candidates and ballot measures in San Francisco.

12 JANUARY 2024 | SF APARTMENT MAGAZINE

has consistently endorsed candidates from the “progressive” side of San Francisco’s political spectrum, supporting ballot measures that adversely impact property owners, like last November’s Residential Vacancy Tax. SFAA is currently working with a broad coalition of stakeholders to educate voters on the importance of the DCCC in impacting election results. Electing the full SF Democrats for Change slate in March is the first step toward a successful local election in November 2024. SF Democrats for Change DCCC Slate

Each candidate on the SF Democrats for Change slate is running on their own platform, but they are unified in their discontent with the current DCCC. Some candidates joined the SF Dems for Change slate after the current DCCC refused to charter the Westside Family Democratic Club. Others rallied to the slate after the current DCCC declined to take a stance on the 2022 School Board recall, despite the recall having overwhelming public support. All candidates are motivated to ensure that San Francisco is safe and thriving for residents, tourists, and businesses. The SF Dems for Change slate is a diverse group of candidates who believe San Francisco’s best days are still ahead of us. See SFAA’s San Francisco Democratic County Central Committee Slate Card on page 14. What Can I Do to Help? If you’re registered to vote as No Party Preference, register as a

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Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com © 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 APARTMENT MAGAZINE | JANUARY 2024LLC, Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo areSF registered service marks owned by Coldwell Banker Real Estate dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

DCCC SLATE CARD MARCH 2024 SFAA SAN FRANCISCO DEMOCRATIC COUNTY CENTRAL COMMITTEE MARCH 2024 ELECTION ASSEMBLY DISTRICT 17 EASTERN HALF OF SAN FRANCISCO Cedric Akbar Carrie Barnes Trevor Chandler Matt Dorsey Michael Lai Laurance Lee Emma Heiken Lily Ho Peter Lee Bilal Mahmood Joe Sangirardi Nancy Tung Lyn Werbach Luis Zamora ASSEMBLY DISTRICT 19 WESTERN HALF OF SAN FRANCISCO Michela Alioto-Pier Sara Barz Dan Calamuci Mike Chen Lanier Coles Parag Gupta Marjan Philhour Brian Quan Catherine Stefani Jade Tu

SLATE CARD IS FOR SFAA MEMBERS ONLY

14 JANUARY 2024 | SF APARTMENT MAGAZINE

Democrat before February 24, 2024.

This will allow you to vote for the SF Democrats for Change slate in the March 2024 election and help change the priorities for the San Francisco Democratic Party over the next four years. You can always re-register as No Party Preference or with the Republican Party at a later date. Contribute to the campaigns for individuals on the SF Democrats for Change slate.

You can learn more about how to contribute at sfdemocratsforchange.org/. Host a house party.

Candidates on the SF Democrats for Change slate will attend dozens of house parties before the March 2024 Election to educate residents and neighbors on their individual and collective priorities for San Francisco. Hosting a house party and inviting your neighbors, work colleagues, and friends is one of the most impactful things you can do to spread the word about the DCCC election. To get information on hosting a house party, please reach out to Charley Goss at SFAA at 415-255-2288 ext.114 or charley@ sfaa.org. SFAA will connect you with the team coordinating house parties, who will make organizing the party as easy as possible for you. Tell your friends and family to vote for the entire slate of candidates.

When election time comes, reference this article or print out the official SFAA Slate Card to ensure that you vote for all the candidates running in your Assembly District. Educate Yourself!

SFAA will have representatives of the SF Democrats for Change slate at our upcoming in-person membership meeting on January 17, 2024 from 5:00 p.m. – 7:00 p.m. at the Jewish Community Center. Some content for this article was provided by Abundant San Francisco Charley Goss is the SFAA Director of Government Affairs. He can be reached at 415-255-2288 ext.114 or charley@sfaa.org.

SF APARTMENT MAGAZINE | JANUARY 2024 15

COLUMN

TREND ALERT

Principles of Persuasion written by NATA LIE DR EES

Understand the principles of negotiation, and how to do it well, for mutually beneficial tenant-landlord relationships.

s the rental market continues to evolve, a new trend is emerging, one that might initially seem daunting but ultimately presents an opportunity for both landlords and tenants: the art of rent negotiation. In recent years, more tenants have been actively engaging in discussions about their lease, seeking more flexible terms or reduced rental rates. As landlords and property managers, this changing landscape requires us to adapt and understand this trend better. Negotiation is not a sign of disrespect or a lack of commitment to the lease. Instead, it indicates tenants taking an active role in their financial well-being and housing decisions. As such, embracing this trend with an open mind can lead to mutually beneficial outcomes and long-lasting tenant-landlord relationships. In the past, I have often wondered why more tenants did not negotiate their lease terms, as this is something I always did as a tenant. Perhaps being in the business let me know this was possible, but I also believe the adage, It doesn’t hurt to ask. Rent negotiation is now becoming a trend. Perhaps the pandemic and work-from-home arrangements awakened the concept of negotiations to tenants. As tenants started to move out of

16 JANUARY 2024 | SF APARTMENT MAGAZINE

San Francisco, seeking more space and lower rent, landlords offered reduced rates to keep tenants from moving. As soon as these offers of discounted rent started to occur, tenants took notice. Perhaps high San Francisco rents caused a demographic shift. As rents climb, we are likely seeing savvier, more educated tenants apply for our apartments. As their ability to earn high incomes and consequently their ability to afford expensive San Francisco rents increases, so does their business acumen and financial intelligence. The influx of articles on popular leasing websites such as Trulia and Zillow may encourage prospective tenants to negotiate. It may be the lingering effects of the COVID renters’ market. Whatever the reason, it is likely here to stay. Some people negotiate daily, whether it be in their careers, in making a significant personal purchase, or haggling for a lower souvenir price from a beach vendor while on vacation. Some people are uncomfortable negotiating and cringe at the prospect of asking for a discount. They would rather pay full price than risk offending someone or being denied. Whichever category you fall into, given that negotiation is a growing phenomenon in the leasing industry, it

is important you understand the principles of negotiation, how to do it well, and what tactics tenants may use. One of the most interesting classes I took in college was Persuasion. My university currently summarizes the class as “Study and practice of persuasive communication. Examines social and psychological foundations, ethical issues, and contemporary theory and practice.” As a young student, I likely immediately used these newfound skills on my dad, resulting in various failures and successes. But no matter what you are negotiating, the principles are the same. There are six generally accepted Principles of Persuasion, as outlined in the chart on page 18. I have also identified how leasing agents would use these principles, as well as how prospective tenants use them. My goal is to help you understand why a tenant is negotiating, and how to participate in the conversation. Instead of being frustrated or taking offense, use the information in this article to make the best deal possible. When asked how he felt about tenants negotiating, Deny Sepaher, managing member of Birch Tree Properties LLC, which owns multiple properties consisting of multifamily, mixed-use, and commercial buildings located in the Bay Area, Los Angeles, and Salt Lake City, replied, “It’s about time! When times were good, we basked in multiple applications and increasing rents. It has been a tenant market for a while now, and I am surprised [tenants] didn’t request discounts sooner. The market dictates our actions. No reason

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SF APARTMENT MAGAZINE | JANUARY 2024 17

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.

SIX PRINCIPLES OF PERSUASION PRINCIPLE

WHAT IT MEANS

HOW LINGSCH REALTY USES IT

1. Reciprocity

We tend to give to those who have given to us.

Tenants and leasing agents use reciprocity the same—a little give and take on:

HOW TENANTS USE IT

1) rent prices. 2) move-in dates. 3) free or discounted amenities such parking or pet rent. 4) improvements such as an updated kitchen or bathroom, new appliances, or minor changes such as a new toilet seat or shower head. 5) security deposit amount.

2. Liking

We tend to say “yes” to people we know and like.

Establish a rapport with prospects and tenants by being open, truthful and friendly.

Establish a rapport with leasing agents by being friendly; submit applications so we can see they are qualified candidates.

3. Social Proof

The idea that we believe what other people believe.

Ask past tenants and landlords for social media reviews; introduce prospects to past or current tenants; promote our industry awards.

Provide positive landlord and employment references.

4. Authority

People respect others who are credible experts in their field.

Stay on top of market trends; portray ourselves as market experts.

Do their research on market rents; cite articles about the market.

5. Scarcity

The less there is the more valuable it is.

Tell tenants we have a lot of interest or multiple applications on a rental unit.

Leverage that they are interested but will walk away if they don’t get the terms they seek.

6. Commitment & Consistency

A small initial commitment means people are more likely to keep saying “yes.”

Promptly respond to prospect inquiries to set up apartment showings and then encourage them to apply quickly.

Apply for an apartment to get a foot in the door, ask for rent concessions once the application is approved.

to be angry about this. Our business has transformed from solely being a housing provider to a housing provider focused on customer service. It is more important than ever to understand what tenants want. If you are a hands-off owner, you will feel the effects of a soft rental market more. If you are proactive, you can beat the averages.” “Market price” is the price at which a product is sold. “Selling price” is the advertised price. When listing an apartment, you won’t know the actual market price until someone signs a lease. If an apartment has been vacant for a

18 JANUARY 2024 | SF APARTMENT MAGAZINE

longtime, it likely isn’t being offered at market rent. Your “selling prices” mean nothing if an apartment is sitting vacant and you are losing income daily. As Sepaher pointed out, tenants ultimately determine market price. To minimize downtime and maximize rental income, you must remain flexible. Instead of rejecting a potential tenant negotiating for a lower price, consider working with them. Time is of the essence; it could take days or even weeks for another prospect to express interest. By that point, you might need to lower the advertised price even further or have a later lease start

date. You may end up with a total return below what the initial prospect was willing to negotiate. Even if you eventually find a tenant with better lease terms, the income will likely not cover the vacancy loss you already endured. I’ve done the math. Even if you have a long-term tenant, the annual increases on a base rent of $50 to $100 higher simply aren’t enough for you to make up months of vacancy.

Trend Alert… continued on Page 52

PROTECTING YOUR INVESTEMENT

LIKE IT'S OUR OWN.

like rather Thinking an owner than a property manager, we always make decisions about your property with you mind. in

SF APARTMENT MAGAZINE | JANUARY 2024 19

Lease &

ASSIST

20 JANUARY 2024 | SF APARTMENT MAGAZINE

TheGuarantors are adapting to current challenges in California’s multifamily housing sector with innovative leasing insurance. Text by THEGUA R A NTORS

eneath the surface of California’s multifamily housing sector lies a complex web of challenges. As many as one in eight rental applications contains fraudulent information, and rent has risen by 35% since 2000, against a mere 6% rise in income, to name a couple.

This article peels back the layers of these challenges, from escalating renter fraud and the wide rent-income gap to the increasing presence of non-traditional applicants and legislative upheavals changing the security deposit landscape. At the heart of these challenges lies an opportunity for innovative solutions, spearheaded by companies like TheGuarantors, which are redefining the rules of the game and offering support to both residents and operators in a dynamic market. Escalating Renter Fraud

According to screening company Snappt, as many as one in eight rental applications now contains fraudulent information. A recent poll of owners and operators by TheGuarantors showed that 60% of respondents reported more than 50% growth in applicant fraud over the past year, underscoring the urgent need for more effective screening processes and increased financial protection for when those fraudulent applicants still get approved. The Rent—Income Gap

The disparity between rent and income is stark. According to the California legislative analysis, since 2000, rent in California has grown by 35%, while income has only increased by 6%. This imbalance limits the pool of qualified renters, slowing leasing velocity and impacting occupancy rates. Rise of Non-Traditional Renters

The rental market is witnessing growth in non-traditional applicants like freelancers, gig workers, small business owners, and retirees. According to Statista, freelance and gig workers are expected to make up over half of the American workforce by 2027, making traditional qualification methods less applicable, posing new challenges for leasing teams trying to verify income and approve these applicants. Increased Denial Rates

As a result of the rent-to-income gap, the growth in non-W2 applicant profiles, and the increase in fraudulent applications, some operators are struggling with higher denial rates, putting more pressure on leasing teams and compelling some property managers to reduce rent-to-income ratios and get “heads in beds” over a more financially conservative approach that might affect occupancy rates.

Unpredictable Default Rates

With an estimated 5 million U.S. households struggling to financially qualify for rental housing on their own, owners and operators face an increased threat of delinquency, default, and resulting bad debt expense. That, combined with rising interest rates, leaves some owners and operators concerned about the most existential threat to their operations: their ability to pay the mortgage. Legislative Changes and Security Deposits

Ongoing legislative shifts across the country are reshaping the security deposit landscape. Many states and municipalities, including California, have adopted renter-choice legislation, impacting landlord-tenant laws. California’s recent AB 12 will take effect on July 1, 2024, restricting security deposits to no more than one month’s rent. These changes affect the financial safeguards traditionally provided by security deposits; though some operators have been phasing out security deposits anyway, collecting a nominal fee in lieu of a deposit. Solutions Gaining Traction

Innovation often emerges as a direct response to market challenges, serving as a catalyst for change and progress. Rising rents coupled with stagnant wages place quality housing out of reach for many. Rigid qualification requirements force leasing teams to deny responsible applicants. Traditional security deposits create barriers. Evolving applicant profiles lead to lost revenue. Defaults and fraud cause financial losses. A category of solutions is gaining significant adoption by the industry to address these challenges. TheGuarantors was founded in 2015 by CEO Julien Bonneville, a French citizen who came to the United States to pursue his MBA at Columbia in 2010. Bonneville, with no social security number or U.S. credit history, struggled to find a property willing to lease to him, despite his ability to pay the rent. “I founded TheGuarantors to address a simple yet crucial problem: helping renters qualify for apartments while giving operators the confidence they will collect their rent,” said Bonneville. Today, TheGuarantors works with owners and operators in forty-nine states and guarantees a lease every other minute. The company’s core products include Rent Coverage, which acts as a lease guarantee; Deposit Coverage, which serves as a security deposit alternative; and Zero-Gap Renters Insurance, which is a renters insurance and compliance automation tool. SF APARTMENT MAGAZINE | JANUARY 2024 21

How It Works

Properties first partner with TheGuarantors to offer their products to conditionally approved, denied, or approved applicants. The properties select their coverage levels, ranging from one month of gross rent to up to the entire lease term, depending on the product. The leasing office will then refer applicants to TheGuarantors, which has an online application that can be completed in minutes and conducts its own AI-driven evaluation of the candidate’s risk profile. Once the candidate is approved by TheGuarantors and purchases a policy, the property receives a copy of the bond, of which they are the beneficiary. In the case that a bonded resident does default on their lease obligations, the operator files a claim with TheGuarantors for the outstanding rent, vacancy loss, no show, damages, or other incurred fees. The claim is collected, allowing the operator to place their attention elsewhere. The resident ultimately remains liable to TheGuarantors for the monetary consequences. “Knowing that rent roll is protected if a resident who’s selected later defaults is hugely beneficial,” said Jarrod Whitaker, SVP of Residential Operations at RXR. “You could screen someone, they could move in, and if they stop paying rent, it could take anywhere from six months to two years to gain an eviction of someone who’s failed their contractual obligations. Being able to have TheGuarantors in that one instance can save hundreds of thousands of dollars in loss of rent and other damages.”

Owner / Operator Financial Protections

When partnering with a company like TheGuarantors, owners and operators benefit from having a financial safety net from a commercial enterprise, which provides the property with the confidence to approve conditionally approved or denied applicants. In essence, the company allows operators to adapt qualification criteria to economic realities, including those where rent has outpaced income. Often, operators face the dilemma of denying responsible renters due to strict income requirements or relaxing these standards and assuming greater risk. TheGuarantors’ suite of products offers a robust solution, equipping owners and operators with the tools needed to broaden their applicant pool, increase leasing velocity, and improve occupancy rates, while minimizing risk and reducing bad debt. More Financial Autonomy

One of the primary benefits of a service like that of TheGuarantors is the potential for operators to scale their financial protection while maintaining a lower fee for the resident. In the case of TheGuarantors’s Deposit Coverage, a security deposit alternative, residents pay a premium, which is typically a percentage of one month’s rent, and the operator receives the financial protection of an entire month’s rent. “This coverage continues to scale, where, for example, a renter might pay a fee of one month’s rent in a combination of Rent and Deposit Coverage, and the operator could receive financial coverage for potentially the entire lease term,” said Victorson.

The Benefits

There are significant advantages for both residents and owners and operators in using these new solutions.

For property managers, the use of the company’s Deposit Coverage can also alleviate the administrative burden of managing and accounting security deposits.

Opening More Doors

Conclusion

TheGuarantors’s services offer a welcome option for residents who struggle to meet the requirements associated with typical qualification processes on their own. This can include individuals with past financial distress, a lack of credit history, students, non-U.S. citizens, or self-employed applicants who may not have conventional income streams. “Working with TheGuarantors gives operators an opportunity to protect their rent roll,” said Aaron Victorson, SVP of Sales and Revenue Operations at TheGuarantors. “They have a defense against bad debt and high vacancy and actually expand their renter pool to include more people who might not be a traditional applicant.” The wider applicant pool improves leasing velocity and conversions. “As a leasing agent in San Francisco, I went from making four leases a month on average to as many as twenty to twentyfive leases a month by referring residents to TheGuarantors,” said Saïd Chadley, who now works as a Partner Success Manager for the company, supporting west coast properties.

22 JANUARY 2024 | SF APARTMENT MAGAZINE

TheGuarantors’s business has grown 300% in the Bay Area and surrounding cities over the past two years. “We offer a solution that satisfies the needs of multiple parties,” said Victorson. “We’re seeing that reflected in our significant growth in the region.” As California’s multifamily housing sector navigates these dynamic challenges, innovative solutions like TheGuarantors balance renter access with operator security, contributing to a thriving and more equitable rental market. Notice to California Applicant/Insured: Guarantors Insurance Agency’s lease guarantee and security deposit alternative surety bonds are offered as surplus lines insurance products, also referred to as non-admitted insurance products. The surety bonds are not licensed in the state, but are duly reported to California Surplus Lines Association in accordance with California law. For more information, visit theguarantors.com or contact Sibei Mi at sibei.mi@theguarantors.com.

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Lease of

MIND Written by

ER IC R. A N DR ESEN & DAVE WASSER M A N

The 2024 SFAA rental agreement is now available. Read on to learn what’s new. The 2024 SFAA Residential Tenancy Agreement

It has been a couple of years since the industry experienced any notable changes to the SFAA Residential Tenancy Agreement (RTA), but there are important edits to this year’s edition of the RTA that we want to bring to everyone’s attention. But before we get into the specific 2024 changes, we want to remind everyone that the RTA is going digital, as are the other SFAA forms, and this will probably be the last year that SFAA will provide printed copies for members. There are numerous reasons for providing a digital format. One immediate benefit is the ability to update the forms instantly when edits are required due to a sudden change in law or policy. As such, we encourage all of you to transition to the digital version sooner rather than later. We also recommend you use the many CAA forms available to SFAA members, which are already in digital format and accessible through both the SFAA and CAA websites. Regarding the updates and changes to the 2024 RTA, please note that this latest version should replace all prior drafts, given the important legislative and judicial actions that occurred in 2023. The first topic is the new security deposit law, which goes into effect midyear on July 1, 2024. SFAA will hold panel discussions and legal Q&As between now and then to educate the membership about this impactful legislation. (For a list of upcoming classes and webinars, turn to the calendar on page 40.) The RTA has been edited to prepare for its implementation in six months. The most obvious change is the removal of the “Other” charges line in the box at the top of the Agreement. Instead, SFAA recommends that you charge a full month’s rent, and then a security deposit equal to that amount, at the inception of the tenancy, and nothing more. That modification to the RTA also required updating the prorated rent payment line to be clear that a full month’s rent is due at the inception, a prorated amount is due in the next month, and then rent shall be the full amount thereafter. Utility charges are another area of law that is undergoing some scrutiny, most significantly here at the San Francisco Rent Board, so the Utilities Clause has been edited to clarify how utility charges are recognized. Utilities are that volatile charge that depends upon the resident being conscientious about individual usage, but it is difficult for operators to legally charge back commonly metered billings without running afoul of current rules and regulations. Many owners have turned to ratio utility billing systems, generally called RUBS, but even that procedure has now been successfully challenged in the courts; therefore, we no longer recommend the practice of billing out proportional utility charges. The reasoning would require a whole separate article, but the bottom line is that the volatility of utility costs is being looked upon as an illegal change in monthly rent that just isn’t worth the inherent risk.

26 JANUARY 2024 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JANUARY 2024 27

SPECIAL THANKS TO THE SFAA VOLUNTEER ATTORNEY PANEL

SFFA would like to extend sincere gratitude to our volunteer attorney panel. It is because of their time and expertise that the San Francisco Apartment Association’s Residential Tenancy Agreement is the most reliable and effective tool for San Francisco rental property owners.

Special thanks go to Curtis F. Dowling, Dowling & Marquez, LLP; Clifford Fried, Fried & Williams, LLP; Justin A. Goodman, Zacks, Freedman & Patterson, PC; Ashley Klein, Nixon Peabody, LLP; Denise A. Leadbetter, The Offices of Koster and Leadbetter; Andrew Wiegel, Wiegel Law Group; Dave Wasserman, Wasserman San Francisco; and to the Committee Chair, Eric Andresen.

LEASE ACCESS For a fee, SFAA members can access, email, and print the SFAA Residential Tenancy Agreement online. Visit sfaa. org and click “Resources.” For assistance, contact Gershay Castaneda at Gershay@sfaa.org.

LEASE REVIEW WEBINAR This webinar will go over changes in this year’s lease in more detail.

Instructors: Dave Wasserman of

Wasserman San Francisco, and Eric Andresen of West Coast Property Maintenance & Management

Date: Friday, February 23, 2024 Time: 10:00 a.m. – 11:00 a.m. Cost: $45 Members $65 Non-members

Webinar: Once you complete registration you will be sent a separate link to register for the Zoom system. For more information, please contact Maria Shea at 415-255-2288 x.111 or

maria@sfaa.org

28 JANUARY 2024 | SF APARTMENT MAGAZINE

Another new law relates to charging and storage of electric scooters, bikes, and other “Micromobility Devices.” We are now allowed to regulate more fully what can or cannot be charged or stored within the rental space. The new law affirms a resident’s right to charge ONE micromobility device, but only if certain types of batteries are in the device, and only if appropriate insurance is provided by the resident. This creates a little complication in that we have to investigate what is being used by the resident, but in doing so you are able to secure a little better protection from liability and potentially decrease the risk of a fire. CAA’s website provides more information and some excellent forms related to this topic, and the 2024 RTA also addresses the new options and requirements.

Despite these changes and the myriad of minor edits and grammatical corrections, the RTA remains at same length as the 2023 version. Yes, it’s very long, but it is also incredibly comprehensive and laid out in a way that provides appropriate protections—such as the inclusion of the lead pamphlet within the agreement and BEFORE the signature page so that that no resident may claim that the appropriate disclosures were not made before the RTA was signed.

Laundry machine charges have also become a focus of some residents, primarily the dramatic price increases that many have had to implement to cover the inflated costs of the utilities that laundry appliances use. More and more laundry services are paid for via cell phones and/ or online payment methods, and many residents have complained about the new technology. Accordingly, the 2024 RTA contains an addition to the Laundry Clause essentially stating that owners have the right to change the rates and the method of payment, at their discretion, and that such changes do not create an illegal rent increase or a reduction in services.

Renting residential property in San Francisco continues to be incredibly challenging. We believe that the RTA is an important and irreplaceable tool for property owners, helping them navigate the difficult industry we work in. Despite the challenges, let’s not forget that we provide a vital and important service, and SFAA staff and volunteers continue to be quite proud of our role in helping represent you in this process.

Another lease modification applies primarily to properties under the care of a management company or some other representative of the ownership, but it’s an important section that must be studied when a housing provider is drafting the RTA. Specifically, Section 57, the disclosure of persons authorized to manage, receive rents, and receive service of notices and other documents, must be properly filled out. Otherwise, there may be an inability to enforce the lease covenants, including the obligation to pay rent, in court.

The RTA is not the only document that was reviewed and updated this year; make sure you’re using the current version of all SFAA or CAA recommended forms. The RTA and other recommended forms are now available to members online at SFAA’s website (sfaa.org).

Lease Access

The digital version of the lease will be available to SFAA members only for $30 (one-time use) at sfaa.org. To access SFAA’s 2024 Residential Tenancy Agreement online, click “Online Lease Access” under the “Resources” tab on the SFAA website. After you submit payment, you’ll receive a link to the lease agreement, hosted by DocuSign. Click the link to being filling out the agreement. Once you’ve filled it out, you can either save it or print it. DocuSign will also email you a copy of your filledout agreement. If you have questions, please contact Gershay Castenada at gershay@sfaa.org or 415-255-2288 ext. 117, or Maria Shea at maria@sfaa.org or 415-255-2288 ext 110.

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LEGAL Q&A

Aboveboard Boarding written by VA R IOUS AUTHORS

Increase value and decrease risk by legalizing unpermitted in-law units. In prior eras, owners could ignore Q. I’ve always believed my

in-law unit to be a legal unit, but I recently found out it is unpermitted. The current resident has been living there for a few years. How should I move forward?

A. Years ago, housing providers

had options. For starters, they could simply withdraw the unwarranted unit from housing use by securing demolition permits. The local rent law allows a termination of tenancy in order “to demolish or to otherwise permanently remove the rental unit from housing use,” assuming the landlord has obtained all the necessary permits to do so. Owners confronted with the scenario of discovering unpermitted inlaws would often terminate the existing tenancy and convert the previously separately rented dwelling into something else, such as storage, additional living space for another apartment, or simply unused property. But this practice mostly changed about a decade ago, when the City began to require housing providers to legalize as opposed to dismantle unwarranted housing. Thus, the Building Department stopped issuing removal permits and eased the pathway for owners to bring illegal units up to code and obtain certificates of occupancy once legalized. This policy coincides with the state’s push toward permitting and encouraging the construction of accessory dwelling units, or ADUs.

30 JANUARY 2024 | SF APARTMENT MAGAZINE

the situation while continuing to collect rent, as there was case law from the 1940s suggesting that inhabitants of even illegal units had a monetary obligation to pay for their housing. But that policy has also drastically changed. Today, tenants living in unwarranted housing are now no longer evicted. Instead, they are afforded the opportunity to remain in their housing subject, of course, to possible temporary removal while the landlord undertakes whatever steps are necessary to bring the space up to the requisite standards of a legalized rental. That process could be as simple as upgrading some plumbing and electrical, or it could require extensive remodeling such as raising the ceiling height, creating a second pathway for egress and ingress, and/or properly constructing a new kitchen and bathroom. Should the renovation process render the housing unsafe or uninhabitable, the occupants may be moved temporarily with proper notice and a relocation allowance, but upon completion, they must be given the right to return under the same general terms of tenancy that existed prior to displacement. That said, this current policy promotes safer, as well as more, housing, and long-term tenants no longer face the prospect of permanently losing their homes.

As for ignoring the situation while taking in rent—forget about it. Now, unlike in years past, housing providers are no longer entitled to demand or even collect monthly rent for unpermitted rentals. Newer case law and statutes made sure of that. The changes in the law allow tenants to claw back the rent they paid for unpermitted dwellings as well as seek damages for unlawful business practices and a host of other recognized claims. As such, and for this reason alone, it is no longer advisable to simply sit back and do nothing. Indeed, the courthouse is full of cases where tenants in non-legal housing either bring litigation against their landlords or, equally as common, stop paying rent and thwart any attempt by the landlord to process an eviction. Also, the liability surrounding unpermitted housing could be herculean. For instance, consider the owner who knowingly rents an apartment that lacks a second means of exit, and then a fire occurs that injures or kills the occupants. This operator is likely to lose everything and might even be criminally charged. In sum, seize the opportunity to promptly legalize your unpermitted inlaw. Hire an architect and contractor to move ahead with proper plans and permits. If needed, pay to relocate the tenants while the work is occurring. At the end of the day, you will increase the value of your property and diminish the hideous problems that might arise should you pass on rectifying what can only be described as a most dangerous situation. —Dave Wasserman

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A tenant of eight years is moving out of state and leaving her eighteen-year-old son behind to live in the unit. Is her son considered an original occupant? Can I raise the rent to market rate?

Before the Costa-Hawkins Rental Housing Act in 1996, local rent control ordinances were either “strict” (imposing “vacancy control,” i.e., tying the unit to its rental rate even when a tenant voluntarily vacated) or “moderate” (permitting decontrol when a tenant voluntarily vacated). The concept of an “original occupant” originated out of those “moderate” jurisdictions to refer to the group of occupants who were entitled to rent control, even if some (or all) of the original tenants on the lease vacated. This phrasing was incorporated into Costa-Hawkins, which eliminated vacancy control in California but preserved the rights of original occupants to rent control as long as they primarily resided in the unit. An original occupant is just that: one who occupied at the origination of the tenancy with the landlord’s knowledge/ consent. Before Costa-Hawkins, there was significant contention over whether a subsequent occupant (generally a subtenant) could acquire the status of an original occupant through some form of waiver by the landlord. The typical example—unfair as it may be—involved the landlord responding to repair requests from the subtenant. The obligation to repair was imposed by law, so this waiver trap presented a catch-22 if not handled correctly. It was generally assumed that an original occupant had to be a contracting party (either a tenant on the lease or a subtenant with a good waiver argument). However, a pair of cases in 2015 established that original occupants included children who moved in at the commencement of the tenancy. Even though minors cannot legally enter a contract, they can assume

32 JANUARY 2024 | SF APARTMENT MAGAZINE

the tenancy if they are adults when the last contracting tenant vacates. In your scenario, the eighteen-year-old son left behind by the tenant would indeed be considered an original occupant since he is the child of the departing tenant and has been living in the unit from the commencement of the tenancy. As a result, you cannot raise the rent to market rate solely based on the tenant’s departure. While this may not fit your situation, an open question remains whether an original occupant might lose that status if they permanently redomicile elsewhere. Of course, if there were a single tenant, and they no longer permanently reside in a rental unit, that is the quintessential example of Costa-Hawkins decontrol. But in the case of multiple original occupants (e.g., when parents and children moved in together), and the parents eventually move out, it would seemingly be relevant that their children continuously resided at the rental unit. It would not seem to support the policies of rent control (or the reservation of local authority in CostaHawkins) for someone to move out, establish a new, permanent residence elsewhere, and then opportunistically return when the contracting tenants vacate to take advantage of their rental rate. (For now, there is no clear rule on this subject, and cases are highly fact-specific.) —Sierra McGinn Smith The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Sierra McGinn Smith is with Zacks & Freedman, P.C. and can be reached at 415-956-8100.

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COLUMN

DO THIS, NOT THAT

Your Branch or Mine? written by L AUR A DA NG

Work cordially through tree disputes with neighbors.

ree disputes are more common among neighbors than one might expect. Common tree disputes include branches overhanging fences, an aggressive root invasion, or overgrown trees blocking off views. When neighbors refuse to cooperate and address these grievances, you may be left wondering about remedies and rights you have to prevent further damage and eliminate the annoyance. California has well-established statutes and laws to deal with these types of scenarios. First and foremost, it is important to know who owns the tree in question. Under California law, the owner of a tree is the one upon whose land the trunk of the tree sits, regardless of whether the tree’s roots or branches extend onto someone else’s property. In other words, if the tree trunk is entirely on your neighbor’s property, then it belongs to your neighbor. The tree can also sit on the boundary line, meaning it belongs to both you and your neighbor. It could also be neither yours nor your neighbor’s. If it sits between the sidewalk and the street, in a street median, or public park, then it is considered a “City tree” and the City is responsible for the maintenance and/or removal of the tree. If it is your neighbor’s tree and its branches or roots extend upon your property, then in some cases, you may

36 JANUARY 2024 | SF APARTMENT MAGAZINE

remove them, but only to where the boundary line lies. You are entitled to invoke the concept of self-help in this situation to trim those imposing branches or cut and restrict roots from entering your property. However, this does not entitle you to trespass onto your neighbor’s land or reach over the property line to cut any part of the tree that is on your neighbor’s property. Additionally, you must exercise reasonable care in trimming or cutting the limbs or roots of the tree if it will cause serious damage to the remainder of the tree. Your right to self-help will be weighed against your obligation not to damage your neighbor’s property. Wrongfully cutting your neighbor’s tree will make you liable for damages for the injury to the tree and potential diminution in the market value of your neighbor’s property. The monetary amount awarded may either be the cost to replace the tree or the reduction in the market value of the tree owner’s property. That number is tripled if the act was done intentionally and doubled if the act was done accidentally or with a reasonable or mistaken belief that it was on your land. If the person cutting the tree relied on a survey from a licensed surveyor, then the damages are actual damages. While you as a landowner have the right to cut off overhanging branches of a neighbor’s tree or encroaching roots, compelling the owner of the tree

to remove the encroachment themselves can only be accomplished under nuisance statutes. Trees can constitute a nuisance if they interfere with your right to enjoy your own property. As a landowner, you are entitled to the right of quiet enjoyment of your property and your neighbor can be held liable for engaging in a private nuisance due to the tree’s interference with it. As the prevailing party in a private nuisance suit, you may be entitled to injunctive relief, meaning that the court will order your neighbor to abate the nuisance and remove the encroachment. The court may also award you monetary damages that include costs necessary to repair or clean your property and other costs associated with damage caused by the tree. Each case is fact-specific and will also depend on your local jurisdiction as there are oftentimes ordinances that vary from one place to the next. For example, San Francisco, Berkeley, and Oakland have tree dispute resolution ordinances relating to tree view obstruction by adjoining landowners. San Francisco’s ordinance provides property owners with the right to restore their lost views due to tree growth on an adjoining property. Remedies include tree-topping and thinning, pruning, and even removal. The above content is general in nature. Contact an attorney regarding your specific situation. This content was written by Zacks & Freedman Attorney Laura Dang and reprinted with permission. Laura can be reached at 415-956-8100.

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TREE RIGHTS 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? A. “Tree law” can be surprisingly contentious. It’s also quite fact-specific. It matters, for instance, if the oak tree’s trunk was entirely on your property (or partly on the neighbor’s; if they only cut branches (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 neighbor can trim so long as he doesn’t kill the tree). If the trunk straddles the property line, the tree belongs to both of you (and cannot be cut without consent). If your neighbor trespassed to cut a tree whose trunk was entirely on your property, or cut back a shared tree and killed the tree, you likely have claims against your neighbor/the management company. (Enhanced damages may also be available, as is appropriate for an already-stressed neighbor dispute.) San Francisco also has a Tree Dispute Resolution Ordinance, designed to navigate the benefits and burdens of tree growth in determining which restorative actions may be appropriate. Assuming the complaining party follows proper procedures, an arbitrator or judge will weigh concerns (like fire danger, the danger of falling limbs or trees, and degree of interference with sunlight or views) against the tree’s value (for things like soil stability, visual/audio/wind screening and wildlife support). This procedure, however, requires adherence to several preliminary protocols, like submission of a “tree claim” to the owner. It sounds like this action was taken unilaterally and without any notice from the adjacent property owner. Your question, however, is whether you should speak up and assert yourself. It sounds like you might have claims. However, if your tree was trespassing, they might have claims too. Assuming your tree is no worse for the wear, a better use of your resources may be to have an arborist evaluate tree growth going forward, to maintain your valuable landscaping in a manner that puts you on the right side of the tree dispute ordinance going forward.

Justin Goodman is with Zacks & Freedman and can be reached at 415956-8100. The above content is general in nature. Contact an attorney regarding your specific situation.

38 JANUARY 2024 | SF APARTMENT MAGAZINE

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sfaa 2 2024calendar

sfaa

January

MONDAY, JANUARY 8 Board of Directors Meeting 11:30 a.m.

TUESDAY, JANUARY 9 Rodents 101 Zoom 1:00 p.m. to 2:00 p.m. Members $45 Non-Members $65

THURSDAY, JANUARY 11 Landlord 101 Part I Zoom 10:00 a.m. to 1:00 p.m. Members $65 Non-Members $130

THURSDAY, JANUARY 18 Landlord 101 Part II Zoom 10:00 a.m. to 1:00 p.m. Members $65 Non-Members $130

FRIDAY, JANUARY 19 Tenant Screening Ask Intellirent Zoom 1:00 p.m. to 2:00 p.m. Members Only (Free)

SFAA office will be closed Monday, January 1st 2024 for New Years and Monday, January 15th, 2024 in observance of Martin Luther King Day.

THURSDAY, JANUARY 25 Best Practices for Handling Nuisance Issues 1:00 p.m. to 2:00 p.m. Members $45 Non-Members $65

WEDNESDAY, JANUARY 17 In Person Member Meeting Jewish Community Center 3200 California Street, Fisher Hall 5:00 p.m. to 7:00 p.m.

February MONDAY, FEBRUARY 5 Board of Directors Meeting 11:30 a.m.

TUESDAY, FEBRUARY 15 P’s & Q’s: Landlord Etiquette Zoom 1:00 p.m. to 2:00 p.m. Members $45 Non-Members $65

WEDNESDAY, FEBRUARY 16 Getting The Most Out of Your Technology with Intellirent Zoom 10:00 a.m. to 11:00 a.m. FREE for Members

FRIDAY, FEBRUARY 23 2024 SFAA Lease Review Zoom 10:00 a.m. to 11:00 a.m. Members $45 Non-Members $65

WEDNESDAY, FEBRUARY 28 How To Raise Rent In SF Previously Recorded Link Members $45 Non-Members $65

SFAA office will be closed Monday, February 19, 2024 in observance of President’s Day.

40 JANUARY 2024 | SF APARTMENT MAGAZINE

WEDNESDAY, FEBRUARY 21 Virtual Member Meeting 10:00 a.m. to 11:00 a.m.

join online at sfaa.org or call 415.255.2288

2024

join online at sfaa.org or call 415.255.2288

ALLOWABLE RENT INCREASES

SFAA’S

TENANT SCREENING SERVICE THROUGH INTELLIRENT STEP 1:

Create a free account at sfaa. myintellirent.com/agent-signup. STEP 2:

Invite an applicant to apply via an online application customized to SFAA’s criteria. You can also publish your available rental on Intellirent across mulitple ILSs. RATES

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices. Renters pay the $40 application fee, which covers your costs.

INTEREST ON DEPOSITS

2024 - 2025: 1.7%

Effective March 1, 2024 through February 28, 2025, the allowable annual rent increase is 1.7%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided. ALLOWABLE RENT INCREASES PERIOD

AMOUNT

03/01/24 - 02/28/25

1.7%

03/01/23 - 02/29/24

3.6%

03/01/22 - 02/28/23

2.3%

03/01/21 - 02/28/22

.7%

03/01/20 - 02/28/21

1.8%

03/01/19 - 02/29/20

2.6%

Please note that the maximum you can charge a tenant for screening services is $49.12.

03/01/18 - 02/28/19

1.6%

03/01/17 - 02/28/18

2.2%

CONTACT INTELLIRENT FOR MORE INFORMATION:

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

For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”

415-849-4400 SAN FRANCISCO’S

CAPITAL IMPROVEMENTS The capital improvement interest rates for 3/1/23 through 2/29/24 are listed below: AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

2.8%

.01312

10 YEARS

2.8%

.00956

15 YEARS

3.0%

.00691

20 YEARS

3.1%

.00560

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

03/01/23 - 02/29/24

2.3%

03/01/22 - 02/28/23

0.1%

03/01/21 - 02/28/22

0.6%

03/01/20 - 02/28/21

2.2%

03/01/19 - 02/29/20

2.2%

03/01/18 - 02/28/19

1.2%

03/01/17 - 02/28/18

0.6%

03/01/16 - 02/28/17

0.2%

03/01/15 - 02/29/16

0.1%

03/01/14 - 02/28/15

0.3%

03/01/13 - 02/28/14

0.4%

03/01/12 - 02/28/13

0.4%

03/01/11 - 02/29/12

RENT BOARD FEE

$29.50

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. If you are an owner of a residential dwelling unit or guest unit, you must pay a Rent Board Fee by March 1 of each year unless you have a current exemption on file with the Rent Board or a Homeowners’ Exemption on file with the Office of the Assessor-Recorder. While this fee was previously collected on the property tax bill, owners must pay this fee to the Rent Board directly as of 2022. Payment can be made through the Rent Board Portal. ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2022-2023

$29.50

0.4%

2021-2022

$29.50

03/01/10 - 02/28/11

0.9%

2020-2021

$25.00

03/01/09 - 02/28/10

3.1%

2019-2020

$25.00

03/01/08 - 02/28/09

5.2%

2018-2019

$22.50

03/01/07 - 02/29/08

5.2%

2017-2018

$22.50

0.5%

2016-2017

$20.00

2015-2016

$18.50

2014-2015

$18.00

2013-2014

$14.50

2012-2013

$14.50

2011-2012

$14.50

2010-2011

$14.50

2009-2010

$14.50

2008-2009

$14.50

2007-2008

$13.00

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

& information

415-252-4600 sfgov.org/rentboard

SF APARTMENT MAGAZINE | JANUARY 2024 41

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY Lisa Jackson 415-244-1339 lisajackson@firstam.com 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 Yat-Cheong Au 408-298-8888 Ext: 188 sales@aec-alarms.com

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 yatcheong@aec-alarms.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

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com All languages welcome BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law

415-577-4685

415-409-7611

CHONG LAW Dolores Chong 415-437-7807 chongdolores@earthlink.net DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com Spanish FISHER BOYLES, LLP Matthew Weiner 415-595-8706 Matthew.weiner@fisherbroyles.com https://www.fisherbroyles.com/ FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070 Spanish, Korean, Cantonese and Mandarin

42 JANUARY 2024 | SF APARTMENT MAGAZINE

FRIED, WILLIAMS & GRICE CONNOR Clifford E. Fried 415-421-0100 www.friedwilliams.com French, Spanish and Portuguese

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

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 KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com LAW OFFICES OF KOSTER & LEADBETTER, LLP Denise Leadbetter 415-713-8680 denise@kosterleadbetterlaw.com www.kosterleadbetterlaw.com LAW OFFICE OF EDWARD KAIGH, PC Edward Kaigh 917-406-6063 edward@kaighlaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald 415-956-6488 www.samlaw.net sam@samlaw.net Mandarin, Cantonese & Spanish TRN LAW ASSOCIATES Tiffany R. Norman tiffany@trnlaw.com www.trnlaw.com

415-823-4566

WASSERMAN Dave Wasserman 415-567-9600 Dave@wassermanoffices.com www.davewassermansf.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

ZACKS & FREEDMAN, PC Andrew M. Zacks www.zfplaw.com

415-956-8100

ZANGHI TORRES ARSHAWSKY, LLP John P. Zanghi 415-977-0444 www.zatlaw.com

BEDBUG DETECTION

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

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com Italian

PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.com

LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com

415-981-5451

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com SHEPPARD-UZIEL LAW FIRM Jaime Uziel 415-296-0900 ju@sheppardlaw.com SINGER, SCOTT & DECKER, P.C. Edward Singer 650-393-5862 www.edsinger.net STEINER LAW OFFICE Michael Heath mheath@mheathlaw.com

415-931-4207

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

415-981-2844

CONSTRUCTION

PODS Chad Schutt cschutt@pods.com

310-270-5127

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

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

DRAIN SERVICES

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

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com

ENERGY SERVICES

ARMADA POWER David Myers 614-918-7493 dmyers@armadapower.com

ENVIRONMENTAL CONSULTING

FACADE INSPECTIONS

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

FIRE ESCAPE INSPECTION & MAINTENANCE 415-279-6113

GREAT ESCAPE SERVICES Terry Walsh 415-566-1479 www.greatescapeservice.com

FIRE PROTECTION CONTRACTORS

A-TOTAL FIRE PROTECTION COMPANY, INC. Monte L. Osborn, CEO Tyler Osborn, CFO 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com AEC ALARMS SFfire@aec-alarms.com

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

VALET LIVING Briana Sellers 813-613-5073 briana.sellers@valetliving.com www.valetliving.com

ONE STOP MAINTENANCE John Flaxa 650-296-4947 info@onestopmaintenance.co www.onestopmaintenance.co

HARDWARE

WEST COAST PROPERTY MANAGEMENT Joseph Keng 415-885-6970 ext. 101 www.wcpm.com

LUXER ONE Josh Grosser joshg@luxerone.com

415-215-4670

HUMAN RESOURCES INTERSOLTUTIONS, LLC jhong@intersolutions.com

INSURANCE COMPANIES

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

ESCAPE ARTISTS Ben Maxon www.sfescapeartists.com

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

628-208-0188

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 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

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 USI INSURANCE Sarmad Naqvi sarmad.naqvi@usi.com www.usi.com

510-590-0635

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

LENDING / FINANCIAL SERVICES 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 COMMERCIAL TERM LENDING Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking

LOCKSMITHS

CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

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

MEDIATION

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

MOVING COMPANIES

CLUTCH MOVING COMPANY Steven Mandac 650-425-0353 sales@clutchmovingcompany.com www.clutchmovingcompany.com

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

415-254-7818

PAC WEST PAINTING INC. Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com PETERS PAINTING SERVICES Peter Pantazelos 415-647-4722 www.peterspainting.com TARA PRO PAINTING INC. Brian Layden www.tarapropainting.com

415-822-2011

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com BANNER PEST SERVICES Brad Erekson brad@bannerpc.com www.bannerpc.com

650-678-2300

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.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 Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com ROS PLUMBING Niall niall@rosplumbing.com

415-505-2180

SF APARTMENT MAGAZINE | JANUARY 2024 43

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

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

PROCESS SERVER

ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 alexandersonproperties.com alexanderson08@yahoo.com

RHINO PROCESS SERVING INVESTIGATION Lindon Lilly 833-711-3400 info@lllegalassistance.com www.lllegalassistance.com

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES Suzy Melgar 650-745-8186 info@mresbayareahomes.com

PROPERTY MANAGEMENT

2B LIVING Brooks Baskin brooks@twobliving.com www.twobliving.com

ANCHOR REALTY Mark Campana mark@anchorealtyinc.com www.anchorealtyinc.com

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

415-621-2700

ARTAL PROPERTIES John Artal 415-647-4400 artalproperties@gmail.com www.artalproperties.com

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

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

Property Management Members The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 110. ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com

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

AMSI Robb Fleischer www.amsires.com

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

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 www.jwavro.com LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

44 JANUARY 2024 | SF APARTMENT MAGAZINE

415-254-8679

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

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

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

BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com

AMORE REAL ESTATE, INC Jerry Hsieh 415-567-4800 www.amoresf.com

650-763-8552

415-447-2020

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

PROGRESSIVE PROPERTY GROUP Dace Dislere & Joe Gillach 415-515-4329 REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com S&L REALTY Robert Link www.slrealty-sf.com

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

BOARDWALK INVESTMENTS Marilyn Andrews 650-355-5556 ma@boardwalkrents.com BRIDGES PROPERTY MANAGEMENT GROUP Patricia Lee 415-205-7401 pleehomes@gmail.com BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com CANTRELL ASSOCIATES CORPORATION Jim Cantrell 415-956-6000 jimcha@pacbell.net CENTERSTONE PROPERTY MANAGEMENT Ron Erickson 415-626-9944 rjerickson@sbcglobal.net CHELSEA PACIFIC Kaylin Alexandra 415-937-5370 x103 kaylin@chelseapacific.com CIRRUS ASSET MANAGEMENT Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com COIT TOWER PROPERTIES Yoshi Yamada 415-447-6834 Yoshicoit@yahoo.com CONSOLIDATED PROPERTY MANAGEMENT EIC GROUP, INC. Penny Pan 415-682-0708 office@cpmbayarea.com CORCORAN ICON PROPERTIES Dawn Cusulos 415-678-8854 dawn.cusulos@corcoranicon.com CROSSBAY GROUP INC 408-512-4366 Eclipse Property Management Inc. Terrence Tom 510-865-8700 x303 ttom@eclipsepm.net DEWOLF REALTY CO. INC. William A. Talmage www.dewolfsf.com

415-221-2032

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT Paul Mora 415-674-1440 pmora@fogciti.com FOUNDATION RENTALS & RELOCATION, INC. Christopher Barrow 415-507-9600 cb@foundationhomes.com

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

MARSHALL & CO. PROPERTY MANAGEMENT Marshall Jainchill marshall@marshallproperty.com

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

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

MCKEEVER REALTY Chuck Lewkowitz chucklewkowitz@gmail.com

PRO EQUITY AM Tori Linnell vlinnell@proequityam.com

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

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com

PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com

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

MORLEY FREDERICKS REAL ESTATE SERVICES Steve Morley 415-722-4724 susan@thelucascompany.com

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

MOSSER COMPANY Neveo Mosser nmosser@mosserco.com

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

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

415-284-9000

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

MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co

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

NICE VENTURES INC Laurie Thomas laurie@niceventures.com

HILL & CO. LEASING Ben Burgoon bburgoon@hill-co.com

415-515-9891

HOGAN & VEST INC. Simon Wong hoganvest.com

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

415-421-7116

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net

ONERENT DBA POPLAR HOMES Nicole Cheatham 408-381-3157 nicole@popularhomes.com OPEN WORLD PROPERTIES Jonathan Daryl Fleming 510-250-0946 jonathan@openworldproperties.com www.Openworldproperties.Com ORVICK MANAGEMENT GROUP David Orvick 408-497-1880 david@orvprop.com PACIFIC REALTY Robert Pecholtres

415-923-1100

JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com

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

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

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

KEYOPP PROPERTY MANAGEMENT LEADING PROPERTIES Patrick Boushell 415-346-8600 x102 pboushell@leading-sf.com Legacy PTLA LLC Brent Mustin LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

510-352-6310 415-648-1516

LUCAS & COMPANY Susan Lucas 415-722-4724 susan@thelucascompany.com M PROPERTIES Mark Mangampat mark@mproperties.com MAG MANAGEMENT Lana August lanaml@gaehwiler.com

PILLAR CAPITAL REAL ESTATE Jonathan Ng 415-885-9584 jonathan@thepillarcapital.com PIP INC./SFRENT Sarosh Kumana sarosh@sfrent.net www.sfrent.net

415-861-4554

PMREI Paul McLean pmrei@outlook.com

415-999-1407

PODESTO PROPERTIES Gina Enriquez gandpofsf@aol.com

415-794-7125

PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRESENT FINANACIAL PROPERTY MANAGEMENT Brandon Temple 650-346-5009 Brandon@presentfinancialpm.com

916-838-2804

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 kristine@rockawayresidential.com 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 RPM MANAGEMENT GROUP Dipak Patel 415-672-1203 dipak@rpmmg.com RYEBREAD PROPERTIES, INC. Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com SALMA & COMPANY Ryan Salma 415-931-8259 propertymanager@salma-co.com www.salma-co.com SFREALESTATE.COM Mark McNee mark@mcnee.net www.sfrealestate.com

415-967-2637

SHAREVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIGNATURE REALTY PROPERTY MANAGEMENT Paul Montalvo 650-364-3167 paul@paulmontalvo.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SILVER CREEK PROPERTY MANAGEMENT Jonathan Arguello 925-600-1818 jmsilvercreek@sbcglobal.net www.teamsilvercreek.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com

SF APARTMENT MAGAZINE | JANUARY 2024 45

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com TAPESTRY PROPERTIES Roger Fong 415-334-6120 tapproperties2010@gmail.com TOWER RENTS Anthony Harkins tony@towerrents.com

415-377-7571

VIVE REAL ESTATE Mharla Ortega 415-495-4739 x1010 mharla@letsvive.com www.letsvive.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WICKLOW MANAGEMENT Mike O’Neill 415-928-7377 wicklowmanagement@gmail.com www.wicklowsf.com WILLIAM BOGGS William Boggs sfboggsz@yahoo.com

415-269-0689

VERTEX PROPERTIESS Craig Berendt craig.berendt@gmail.com

415-608-3050

VESTA ASSET MANAGEMENT Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com

PROPERTY MANAGEMENT SOFTWARE

APPFOLIO Mindy Sorenson 888-700-8299 mindy.sorenson@appfolio,com DOOR LOOP Maria Barbera mbarbera@doorlopp.com

888-607-3667

RENT RAISERS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

REAL ESTATE BROKERS & AGENTS ARTHUR KRAMER, JR. Arthur Kramer, Jr. artiekramer@gmail.com

415-290-7080

46 JANUARY 2024 | SF APARTMENT MAGAZINE

BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com BRICK & MORTAR REAL ESTATE SERVICES Eyal Katz 415-990-6762 eyal@brickandmortarsf.com CHUCK & ASSOCIATES Kevin Chuck chuckassoc@gmail.com

415-595-5832

COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS Medhi Star mehdi.star@colliers.com nlx.colliers.com

858-243-3954

COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS Tim Johnson 415-710-9000 tim.johnson@compass.com www.timjohnsonsf.com COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE Jay Greenberg 415-378-6755 jay@jayhgreenberg.com COMPASS COMMERCIAL Mirella Webb 415-640-4133 mirella.webb@compass.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.com

415-370-7077

JEREMY WILLIAMS REAL ESTATE SALES Jeremy Williams 415-932-9846 jeremy@jeremywilliams.com KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com

KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 LISA ANNE ECKERT Lisa Anne Eckert eckertlisa205@gmail.com

650-759-6726

MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com MAVEN PROPERTIES Matthew Sheridan matt@mavenproperties.com NHB REAL ESTATE INC. Tanya Dzhibrailova tanya@nhbrealestate.com www.nbhrealestate.com

415-531-6779

PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com RESIDE Hilary Hedemark mlsinfo@sideinc.com

617-416-4104

SF BAY RENTAL COMPANY Leslie Burnley 415-717-8709 leslie.j.burnley@gmail.com leslieburnley.com S&L Realty S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

STEELE PROPERTIES Ryan Steele 415-881-7762 ryan@steeleproperties.com www.steeleproperties.com TERRENCE CHAN Terrence Chan tchanhomes@gmail.com

415-317-7011

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com VANGUARD PROPERTIES Dimitris Drolapas dd@dimitrisdrolapas.com

415-531-9659

REAL ESTATE INVESTMENTS CITY REAL ESTATE Arthur Tom art@cityrealestatesf.com cityrealestatesf.com

415-987-6788

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

415-497-8307

REFINISHING / RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz 415-673-4211 MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco

Help your tenants be better recyclers. Go to “Helpful Resources” at Recology.com to download printable guides and signage to help your tenants be better at the bin.

2023_10 SF Apt Anns Magazine Blue Bear v1.indd 1

10/9/23 2:32 PM

PRACTICAL REAL ESTATE ADVICE YOU CAN COUNT ON • Residential (rental property owners) • Commercial • Land Use • Contract Formation • Dispute Resolution Denise A. Leadbetter Attorney at Law

denise@kosterleadbetterlaw.com

415-713.8680 Koster & Leadbetter LLP

The Flood Building 870 Market Street • Suite 450 • San Francisco, CA 94102 www.kosterleadbetter.com

Thomas Koster Attorney at Law

thomas@kosterleadbetterlaw.com

415-680-0023 SF APARTMENT MAGAZINE | JANUARY 2024 47

sfaa sfaa 2024 Thank you for joining the San Francisco Apartment Association. SFAA is dedicated to educating, advocating for and supporting the Rental Housing Community so that its members operate ethically, fairly and profitably. Please consult a tax preparer in advance to determine deductibility for your tax situation. Membership fees are subject to change. MEMBERSHIP LEVEL & COST

REGULAR MEMBER DUES Units

Base Fee

Units Fee

1-22

$500

$9 per unit =

23 +

$455

$11 per unit =

TOTAL UNIT AMOUNT:

TOTAL AMOUNT:

MANAGEMENT COMPANY DUES Units

Base Fee

1-22

$605

$5.5 per unit =

$560

$7.5 per unit =

TOTAL UNIT AMOUNT:

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

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

RESIDENTIAL LEASING

GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

TOTAL AMOUNT:

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

CONTACT INFORMATION

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

ASSOCIATE MEMBER DUES: $570

Contact Person

415-509-3456

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

Company/Title Address City

State

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

Zip

Mobile Phone Email Address

Website PAYMENT METHOD

Check

RENT RAISERS Michelle Horneff-Cohen michelle@propertymanagementsystems.net

HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

Unit Fee

23 +

RENT BOARD PETITIONS

Amex

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

RELISTO Eric Baird www.relisto.com eric@relisto.com

415-648-1516

415-236-6116 x101

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

415-409-3263

RENTSFNOW Stephanie Versin sversin@veritasinv.com www.rentsfnow.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com VERTEX PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com ZUMPER, INC Connor Hodges connor@zumper.com www.zumper.com

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

48 JANUARY 2024 | SF APARTMENT MAGAZINE

949-702-1508

SECURITY

KASTLE SYSTEMS Michael Madisan mike.madisan@kastle.com

415-828-2157

SECURITY DEPOSITS

THE GUARANTORS Alexandra Nazaire 212-266-0020 alexandra.nazaire@theguarantors.com www.theguarantors.com

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION Behnam Afshar 510-595-1994 x101 www.baiconstruction.com

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

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

ALARM COMPANIES

STAFFING

ARCHITECTURE & DESIGN SERVICES

BG MULTI-FAMILY Shannon Valentino 714-654-9498 svalentino@bgmultifamily.com

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES Hannah Lawson 415-310-2388 hlawson@americancampus.com

SUBMETERS

LIVABLE Daniel Sharabi www.livable.com

Openscope Studio Q-Architecture ATTORNEYS

Fried, Williams & Grice Conner LLP Koster & Leadbetter, LLP Zacks, Freedman & Patterson, PC WASTE MANAGEMENT SERVICES

Clean Composting Company Recology 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

DRYFAST PROPERTY RESTORATION LLC Ivan Angelov 415-861-8003 info@dryfast.net https://www.dryfast.net/ FARAGON RESTORATION LTD Christian Munk 415-648-6418 ops@faragonrestoration.com www.faragonrestoration.com FIRE AND WATER DAMAGE RECOVERY Maria Neumann 800-886-1801 www.waterdamagerecovery.net IDEAL RESTORATION Joseph Dito joe@idealsf.com www.idealsf.com

AEC Alarms

415-656-9951

RESTORATION MANAGEMENT, CO. Eric Shelton 510-815-0954 eric.shelton@rmc.com www.rmc.com

CONTRACTORS

Cal State Roofing, Inc. Pribuss Engineering, Inc. FIRE ESCAPE CONTRACTORS

Great Escape Fire Escape

FIRE PROTECTION CONTRACTORS

A-Total Fire Protection Knox LAUNDRY SERVICES

WASH

LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Colores Painting Kruit Painting, Inc. Pac West Painting Peter’s Painting Services

29 34 39 34 47 35 35 47 53 57 57 57 51 51 32 57

PETITION & RENT SERVICES

Rent Board Passthroughs Rent Raisers

32 35

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Gaetani Real Estate, Inc. Maven Maintenance Real Management Company Rentals in SF Structure Properties Vertex Properties West Coast Property Management

60 31 37 54 19 6 37

PROPERTY MANAGEMENT SOFTWARE

Yardi Breeze

REAL ESTATE BROKERS

Amore Real Estate 52 Coldwell Banker Commercial / McGue 13 Colliers / Devincenti 2 Colliers / Star & Bakhtvar 39 Compass / Antonini 59 Compass / Bonn & Webb 17 Compass / Filly 11 Compass / Greenberg 3 Compass / Hatvany 50 Marcus & Millichap 24-25 Maven Multifamily 23 Pacific West Advisory Group/Pugh 33 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 49 UTILITIES BILLING SERVICES

38 53 38 52

Please note that acceptance of associate membership does not necessarily constitute any endorsement or recommendation, express or implied, of the associate member or any goods or services offered.

Livable

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.

M I K E STACK SAN FRANCISCO REAL ESTATE SPECIALIST Single Family Homes Condominiums Apartment Buildings

415.580.9095 mikestack@vanguardsf.com DRE #01932280

DRE#01486075

SF APARTMENT MAGAZINE | JANUARY 2024 49

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NEW REQUIREMENT TO HELP PROTECT YOUR BUILDING FROM EFFECTS OF FIRE The San Francisco Fire Department now requires all new construction buildings to secure their Fire Department Connection (FDC) inlets with Knox Locking Caps (locking caps are optional for existing buildings). The caps lock on the inlets to prevent clogging that can compromise the operation of the FDC system. • Ensure a ready and reliable water flow to the automatic sprinkler systems

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• Reduce property damage and potential long-term disruption to building tenants and residents

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WASH.COM/WASH-CONNECT SF APARTMENT MAGAZINE | JANUARY 2024 51

Trend Alert… continued from Page 18

• RESTORATION • WATERPROOFING • ENVIRONMENTAL • COLOR

• COMMERCIAL • RESIDENTIAL • EXTERIOR • INTERIOR

Landlord investment math becomes a critical factor when tenants seek to negotiate rent prices. It’s a complex equation where every variable is carefully weighed. The primary factors in this mathematical dance are rent versus vacancy loss. To strike a deal, a landlord might consider various options. First, they could decrease the rent in exchange for an earlier lease start date, ensuring the property doesn’t stay vacant for long. Alternatively, they can maintain the rent rate while lowering other fees like parking or pet rent, which keeps the total rent high but provides the tenant with an appealing, discounted package. Another strategy is to retain a high rent but offer a discount on the security deposit, allowing tenants to keep more money in their pockets up front. Often, tenants may focus on one number, neglecting the bigger picture. By thoughtfully implementing these tactics and conducting the necessary mathematical analysis, landlords can ensure that tenant negotiations work in their favor, avoiding lost opportunities and maximizing the profitability of their investments. If you are not currently negotiating as a landlord, take a lesson from tenants. In your follow-up with prospective tenants, if you sense you are losing them, let them know there might be room for negotiation. I typically include in my follow-up, “Please feel free to share if anything is a deal breaker for you. I can relay that information to my client to explore potential adjustments. Additionally, we’d appreciate any feedback that could aid our marketing efforts.” This approach encourages a dialogue to understand what the prospect liked or disliked, allowing you to make necessary adjustments based on their feedback. Negotiating does not require you to commit to specific terms, but there might be a minor price or term adjustment you can make to attract a tenant. It could also be as simple as addressing aesthetic concerns, like window coverings.

52 JANUARY 2024 | SF APARTMENT MAGAZINE

Investing in new window coverings is a small cost to quickly rent the apartment at a premium rate. If you prematurely close the negotiation just because they did not agree to your exact terms, your property might remain vacant until your ad reflects terms that are less favorable than what you could have agreed upon with an earlier prospect. Once you see the benefits of negotiating, you might take it to your daily life. Ask a vendor for a discount, haggle for your vegetables at the farmer’s market. Do not think of it is as being “cheap.” Think of it as benefiting your financial well-being. Natalie Drees is the president of Lingsch Realty and the recipient of 2022, 2021, 2014, and 2012 SFAA Trophy Awards. She can be reached at 415-648-1516. Learn more about Lingsch Realty at lingschrealty.com.

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Here! SF APARTMENT MAGAZINE | JANUARY 2024 53

sf.0219.rentals-in-sf.pdf

2/6/19

7:16 AM

Landlord & Leasing Agent, A Winning Combo. C

CMY

Having over 25 rental units of her own, Jackie brings first-hand experience as a landlord to all of our Rentals In S.F. clients. Every day, our team endeavors to find qualified tenants for our clients. With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to fill your vacant unit quickly, effortlessly, at market rent and with your ideal tenant! With just one phone call, Jackie will come over to access your needs, appraise your unit, and do all the marketing, prospecting and screening. We then present you with a qualified tenant ready to move in. Call Jackie at Rentals In S.F. to fill your vacancy. It will be one of the best calls you’ll ever make. Just ask all our clients!

Former SFAA winner * Leasing Agent of the Year * Landlord of the Year

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT) Get prepared and be involved. NERT is a communitybased training program that takes a neighbor-helping-neighbor approach, creating lifelines between families, neighbors, and San Francisco’s emergency responders. NERT is a free training program for individuals, neighborhood groups, and community-based organizations in San Francisco. Individuals learn the basics of personal preparedness and prevention. Participants learn hands-on disaster skills that will help them as members of an emergency response team and/or as a leader directing untrained volunteers during an emergency, allowing them to act independently or as an adjunct to City emergency services. Enrollment is easy! Want to host a NERT training in your San Francisco building or neighborhood? Classes will be scheduled based on program need and location. To request a class, you must have thirty sign-ups and an ADA compliant space able to accommodate at least eighty people. Neighborhood Emergency Response Team (NERT) (415) 970-2022 SFFDNERT@sfgov.org NERT Class Sign-Up Hotline (415) 970-2024

54 JANUARY 2024 | SF APARTMENT MAGAZINE

San Francisco Apartment Association

Landlord Expo M ulti - F amily H ousing xtravaganza

Rental Housing Expo, Classes & Community

March 27, 2024

Fort Mason Center - Gallery 308

BE A SPONSOR $1500 Logo included on postcard mailing to rental property owners throughout SF Logo included on event email blasts Recognition in SF Apartment Magazine Recognition on our social media Link on our website Signage at event

SF APARTMENT MAGAZINE | JANUARY 2024 55

sfaa sfaa 2024 What You Need to Know IN PERSON MEMBER MEETING Wednesday, January 17, 2023

Jewish Community Center 3200 California Street, Fisher Hall 5:00 p.m. to 7:00 p.m.

VIRTUAL MEMBER MEETING Wednesday, February 21, 2024 10:00 a.m. to. 11:00 a.m.

2024 SFAA LEASE REVIEW

The News… continued from Page 10

SFAA Office Update

SFAA’s office is open Monday through Friday. Members are welcome to come into the office to pick up rental forms or for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Because SFAA’s staff is currently on a hybrid inperson/work-from-home schedule, please call the SFAA office to confirm your lease order and make an appointment for counseling whenever possible. All SFAA staff members are available to assist you every day of the week. Rental forms can be accessed online at sfaa.org. The best way to have your questions answered is by calling the office at 415-255-2288 and, if needed, selecting a staff member’s extension. Questions can also be submitted via email to MemberQuestions@sfaa.org. And just a friendly reminder: timely payment of membership dues is the best way to help the association help you.

Friday, February 23, 2024 10:00 a.m. to. 11:00 a.m. Members $45 Non-Members $65

SFAA LANDLORD EXPO Wednesday, March 27, 2024 Fort Mason Center, Gallery 308

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

56 JANUARY 2024 | SF APARTMENT MAGAZINE

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. Email Maria with questions for the panel: maria@sfaa.org

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5/22/23

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Locks • Alarms Access Control

Video Surveillance • Mailboxes Intercom & Phone-Entry Systems Repair • Install • Home or Office

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FIRE ESCAPE SERVICE & INSPECTIONS

California SB 721 6 year inspection

Keeping The San Francisco Bay Area Safe Since 1988

(415) 566-1479 Service@greatescapeservice.com

Service@greatescape604inspection.com

www.greatescapeservice.com SF APARTMENT MAGAZINE | JANUARY 2024 57

PRICE

2024 Winter CCRM Webinar Series Schedule & RegistraƟon Course Course Name #

Date

Time

Member

# of NonTotal Member AƩendees

Series

Full CCRM Series (Value Savings)

See schedule below

PMR100

IntroducƟon to Ethical Property Management

1/30/2024

6PM-9PM

$85.00

$100.00

PMR101

RenƟng the Property

2/6/2024

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

2/13/2024

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

2/20/2024

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

2/27/2024

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

3/5/2024

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and ImplementaƟon

3/12/2024

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

3/19/2024

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

3/26/2024

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

4/2/2024

6PM-9PM

FREE

Class LocaƟon Zoom Webinar System Upon registraƟon the Zoom link will be emailed to the student Class is every Tuesday

Total Due:

To Register

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

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

AƩendee InformaƟon: 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. CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Housing)

caanet.org events@caanet.org

58 JANUARY 2024 |• SF APARTMENT MAGAZINE 800.967.4222 980 Ninth Street, Suite 1430 • Sacramento, CA 95814

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE “It is not the strongest of the species that survives, nor the most intelligent. It is the one most adaptable to change” - Charles Darwin

SOLD: 2241 Jackson Street $3,000,000 5 Units, Pacific Heights 4 Units & Garage Vacant Excellent for Owner-User, TIC, or Rental Two-level owners unit with direct access to the rear yard Steps from Fillmore Street shops and restaurants

Call for Details

FOR SALE: 312 18th Avenue $1,995,000 Four Units, Four Car Parking, Central Richmond Two Units Delivered Vacant Clean, Well-maintained Building Potential Unit Conversion from 1-bedroom to 2-bedrooms Perfect for Investors, OwnerOccupier, or Partners

Call for Details John Antonini

Daniel Foley

415.794.9510 john@antoninisf.com www.antoninisf.com

415.866.7997 daniel@danielfoley.com www.danielfoley.com

DRE 01842830

DRE 01866714

SF APARTMENT MAGAZINE | JANUARY 2024 59

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.

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