SF Apartment Magazine February 2023

SF APARTMENT

HOW

SF APARTMENT magazine

San Francisco Apartment Association Office

265 Ivy Street

San Francisco, CA 94102

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

Email memberquestions@sfaa.org

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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, David Gruber, Neveo Mosser, Chris Bricker, Bert Polacci, James Sangiacomo, Dave Wasserman, Paul Gaetani

VOLUME XXXV, NUMBER 2

FEBRUARY 2023

Published by San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw

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 @2023 by SFAA.

You Snooze, You Lose

Housing Inventory Deadline— March 2023

A law passed by the City requires all property owners to provide certain information to the Rent Board about their residential properties each year. The reporting requirements apply to all residential units in San Francisco, including single-family homes, vacant units, and owner-occupied units. The law also created a new licensing requirement for San Francisco landlords. Property owners who report that a unit is tenant-occupied will receive a rent increase “license” that allows them to impose annual allowable and banked rent increases. Landlords who have not fulfilled their reporting requirements will not receive a license and will not be permitted to impose annual allowable and banked rent increases until reporting is completed.

Owners of properties with more than ten residential units were required to begin reporting on July 1, 2022

with updates required each March 1 thereafter. For all other residential properties, the reporting requirements begin on March 1, 2023 with updates required each March 1 thereafter. Property owners can report information about their units at the Rent Board’s website (sfrb.gov) to comply with the March 1, 2023 deadline.

Fire Alarm Upgrade Deadline— July 2023

By now, you’ve probably heard about the San Francisco fire alarm code section 1103.7.6.1, which was adopted in 2016. The entire process can take anywhere from two to four months, so if you haven’t started the process yet, don’t wait any longer.

Building owners of (R-2) residential buildings with three or more units with an existing building fire alarm system need to comply with sound level requirements for sleeping areas by July 2023. Alarm systems have to pass the

“pillow test,” meaning the central fire alarm system must be loud enough for all residents to hear it from their bedroom (meeting a sound level of at least 75 dBA).

If this applies to you and you haven’t upgraded your fire alarm system, contact your existing fire alarm provider and see what they can do for you. They may already know what needs to be done and can help with your unique building. The alarm system professional you work with should consider whether or not you have electronic floor plans available, if there’s an elevator or sprinkler system in your building, or if you have construction or remodeling work planned.

To contact an SFAA-affiliated alarm system professional, turn to the member directory on page 48. For more information on the legislation and FAQs, visit sf-fire.org/308-sleeping-areafire-alarm-requirements.

Informal Review Request— March 2023

If you believe your property’s assessed value is higher than the market value, you may request an Informal Assessment Review between January 2 and March 31, 2023. This applies to singlefamily dwellings, residential condominiums, townhouses, live-work lofts, and cooperative units.

We’ve heard from quite a few members who’ve filled out the form and ended

Stay on top of the fast-approaching housing inventory and fire-alarm deadlines.

up saving thousands on their tax bill. Why not give it a shot?

Online submissions are preferable (sfassessor.org > Forms & Notices), but alternately you may send your request to San Francisco Assessor-Recorder’s Office, Attn: Informal Review, 1 Dr. Carlton B. Goodlett Place, City Hall, Room 190, San Francisco, CA 94102. Fax: (415) 554-7915 or email: Informal ReviewRP@sfgov.org. Be sure to keep a copy for your records.

Justice for Renters Act

Initiative proponents filed a “Request for Preparation of Title and Summary” with the California Attorney General’s Office for the “Justice for Renters Act.” The filing is an initial step in the process of qualifying a measure for the ballot.

The measure threatens to repeal 1995’s Costa-Hawkins Act in its entirety, allowing local governments to impose rent control on single-family homes and newer apartments. The measure also would eliminate the state’s ban on vacancy control, allowing cities and counties to regulate rents between tenancies.

In addition to repealing Costa-Hawkins, the “Justice for Renters Act” would prohibit the state from limiting the right of local governments to maintain, enact, or expand residential rent control.

Should the measure secure the necessary signatures, it would likely appear on the November 2024 state ballot.

SFAA Landlord Expo

Come join SFAA and local rental property owners for a free educational event covering all things multifamily housing. Hear from the Department of Building Inspection, the San Francisco Fire Department, and the San Francisco Rent Board. The event will end with a beer and pretzel happy hour where you can chat with vendors, including landlord attorneys, plumbers, property management companies, and more. The event will take place on May 18, 2023, at the Fort Mason

Center. Look for more details at sfaa.org and in the next issue of this magazine.

SFAA 2023 Lease Update

The new 2023 SFAA Residential Tenancy Agreement is now available for use. Because of the length of the full Agreement (27 pages), SFAA encourages all members to switch to a digital format of the lease. SFAA will still provide a print version of the whole document, but the costs of producing the hard copy version have skyrocketed this year. If you are able, please plan to purchase and use a digital version.

SFAA members can pay to access, email, and print the SFAA Residential Tenancy Agreement online. Members are allotted the number of leases that are associated with their unit count.

The digital version of the lease (a benefit to SFAA members only) can be accessed as follows:

One-time use ($25): This will allow you 48 hours to complete the lease agreement online. If you need to access the lease after the 48 hours have expired, you will be able to renew the 48-hour subscription.

Regular members can access the new lease for one year at varying pricing tiers: $200.00 for 1- 30 units; $250.00 for 31-100 units; and $325.00 for 100 units or more.

Management companies can access the digital lease for $450 for one year.

If you have questions, contact Gershay Castaneda at Gershay@sfaa.org or at 415255-2288 x 117.

SFAA Updates

SFAA office reopening status: As the SFAA pivots to a hybrid in-office work model, members are welcome to make an appointment to visit the office with questions. However, please refrain from coming in person if you have tested positive for, were exposed to, or have symptoms of COVID-19.

ANNUAL 2023-2024 RENT INCREASE

For rent-controlled units, the annual allowable increase amount effective March 1, 2023, through February 29, 2024, is 3.6%. This amount is based on 60% of the increase in the Consumer Price Index for All Urban Consumers in the Bay Area, which was 6% as posted in November 2022 by the Bureau of Labor Statistics.

To calculate the dollar amount of the 3.6% annual rent increase, multiply the tenant’s base rent by .036. For example, if the tenant’s base rent is $2,000.00, the annual increase would be calculated as follows: $2,000.00 x .036 = $72.00. The tenant’s new base rent would be $2,072.00 ($2,000.00 + $72.00).

To learn more about the San Francisco Rent Board, call 415-2524602 or go to sfrb.org.

The best way to have your questions answered is through email: MemberQuestions @sfaa.org. And just a friendly reminder, timely payment of membership dues is the best way to help the association help you.

SFAA member meetings: The first inperson member meeting since the 2020 shelter-in-place is scheduled! Mark your calendars for March 15, 2023.

Mike Stack Real Estate Advisor

It’s Not Easy to EV

written by DAVID AARONSON

The multifamily industry is facing one of the most disruptive changes it has ever seen as our society transitions from gas-fueled to electric vehicles. Property management groups are starting to appreciate the importance of providing EV charging stations for residents who own electric vehicles. EV charging stations will soon be necessary infrastructure for resident satisfaction and revenue.

This trend began several years ago, with one or two Level 2 charging ports as an amenity on newer properties to secure prospective residents driving EVs.

However, with consensus estimates forecasting the number of EVs on U.S. roads to reach 26.4 million by 2030— up from 2.4 million by the end of 2021—more charging stations will be needed to meet demand. The interest in EVs is apparent: 71% of Americans express some level of interest in buying or leasing an electric-only vehicle. It’s critical for multifamily owners to provide enough EV charging stations to match the increasing demand to remain competitive in the market.

EV Charging = Revenue

Much has been acknowledged about the building requirements set forth by CalGreen and the additional costs developers incur by meeting the building codes. However, unlike most items required by building code, installing EV charging stations

allows multifamily owners to develop a new revenue stream with a positive return–if done correctly.

As more and more residents use EV charging stations as the primary source to refuel their vehicles, charging stations will generate a recurring income stream. Profit is generated by charging the user a premium over the property’s cost of electricity. If the cost of the electricity is $.20 per kilowatt hour, multifamily residents will pay up to $.50-$60 per kilowatt hour. While pumps at gas stations can serve numerous gas vehicles per day and take minutes to refill, an EV charging station can only serve one vehicle per night and a few per day, depending on the car’s battery size and the charging station’s capability. Consequently, one charging station can serve up to ten residents driving EVs monthly. With those numbers in mind, one charging port can generate an expected net profit of $3,000 to $4,000 per year.

New Construction

There is a considerable difference between installing EV charging stations at existing properties and installing them at properties under construction. In California, any newly proposed multifamily project must adhere to CalGreen building codes. Current regulations require 5% of multifamily parking spaces to have EV charging stations installed by the completion of the construction. If a property has three hundred units and four hundred parking spaces, the regulations require twenty operating charging stations

after construction. Local municipalities have the option to require a higher percentage. Assuming that one charging port can serve the refueling needs of ten EV-owning residents, it’s unlikely there will be enough demand to provide an accretive return on most new developments by the time the property opens.

The CalGreen building codes also require newly developed properties with more than twenty units to have 10% of the parking spaces be “EV Capable,” meaning the infrastructure can support EV charging stations. In addition, 25% of the spaces need to be “EV Ready,” meaning they meet the EV capable requirements and have fully wired 40-amp electric circuits ready for EV charging station deployment (considering the building example in the previous paragraph). Under these circumstances, this would require forty parking spaces to be ready to deploy Level 2 EV charging stations. Providing this level of electrical infrastructure is costly, but depending on the speed of EV adoption, there will be at least some return coming in.

The 2023 updates to the CalGreen building codes can be expensive and overwhelming to development teams, but the good news is that the codes can be modified every three years. One suggested modification is to eliminate some of the requirements and let development teams decide on the number of EV charging stations themselves.

Developers are making significant investments, providing jobs, and increasing the tax base. They recognize that for their investment to maximize return, they will absolutely need to deploy EV charging stations.

Update EV charging infrastructure to remain competitive in the rental market.

In addition, reducing the EV Ready from 25% to 15% while reducing the EV Capable to 5% should provide properties with ample capacity to host enough EV charging stations to serve their residents throughout the property’s useful life. Until adopted building codes are required in other states, developers will continue to gamble on their ability to develop, construct, lease, and sell their projects before the investor community shuts the door on acquiring projects that are not future-proofed against the impact of EV adoption.

Existing Properties

While CalGreen may be requiring too much infrastructure and too many charging stations in new construction, existing properties have a different problem. Most existing multifamily projects weren’t developed considering electricity would be needed for residents to refuel their cars. Consequently, only a few existing properties have enough extra electrical capacity and infrastructure to host the number of EV charging stations needed to meet future demand. In many cases, the property’s existing electrical infrastructure will allow two to four charging ports, which will only serve twenty to forty residents with drive electric vehicles.

The question is, What will happen when the property has dozens or hundreds of residents driving electric vehicles and want to charge at home?

In most properties, attracting or retaining just one resident with an EV will generate a positive return for property owners, as the annual rental revenue provided by just one resident is typically more than the cost of buying and installing a single EV charging station. For property owners reluctant to make the investment needed to host stations at their property due to lack of demand, the chances of a potential tenant choosing to live at a competitor’s property are high. Owners of existing multifamily properties will need to address the issue of updating their property’s electrical infrastructure if they expect their property to remain competitive during its useful life.

Utility companies across the country are researching whether existing properties are unable to host stations. Fortunately, many public and private entities in California are addressing these concerns by providing financial incentives to help reduce the cost of installing the infrastructure and charging equipment.

For example, Southern California Edison, the primary electricity provider for Southern California, has a program that brings new services to existing properties for a small cost. Multifamily property owners can also apply for various credits and grants through other utility providers, municipalities, and state and federal funding programs.

As the industry is still in its infancy, most architectural and consulting engineering firms that developers traditionally look to for support do not possess the knowledge and experience to provide direction. Multifamily property owners should seek out specialists in the real estate and EV charging industry to assist them in meeting their needs. Property owners should partner with an outside firm with an inhouse electrical personnel team that has developed expertise in all aspects of the EV charging industry and the multifamily industry.

Don’t rely solely on a manufacturer or a vendor. Manufacturers and vendors may be unable to offer clients the best solutions for their residents and properties because they are generally charged with pushing their brand and network, installing an infrastructure that meets their product, and installing more charging stations than needed or required. Because multifamily properties will provide a significant percentage of the EV charging infrastructure, it’s important to understand how to properly deploy EV charging stations to transition to cleaner energy efficiently.

David Aaronson is the Founder & CEO of Refuel Electric Vehicle Solutions, a full-service EV consulting and installation specialist exclusively serving the multifamily industry. David started REVS to help multifamily properties take advantage of the upcoming opportunity to provide EV charging stations for their residents driving electric vehicles. Prior to forming REVS, David enjoyed a successful career in the commercial real estate banking industry for over forty years. David has arranged debt and equity capital for commercial real estate investors and developers throughout the United States.

Cog in the Wheel

written by VARIOUS AUTHORS

Q.A tenant’s bike was stolen from the building’s garage two months ago. He has since withheld rent, demanding that I reimburse him for the stolen bike. He doesn’t have renters insurance. What should I do?

A.There is no duty at large for a landlord to prevent “bike theft,” and California law does not permit a tenant to help themselves by withholding rent because they feel like their landlord ought to compensate for theft. (Compare a tenant’s ability to withhold rent to offset habitability defects—where the deficient conditions actually reduce the value of the housing services.)

Context certainly matters. For instance, if you advertised the garage as a safe place to secure personal property, or if the garage door was malfunctioning allowing unauthorized entry, and you didn’t take reasonable steps to address it, these are not great facts.

That said, it is generally not the landlord’s responsibility to safeguard personal property left outside a dwelling. For starters, unless the garage is spinklered, occupants can’t store bicycles (or anything else that isn’t a motor vehicle). Even if there are sprinklers, if the bicycle was not locked (or was not locked to something secure), it

was hardly safe against theft by other tenants, let alone trespassers.

Now, if you’re reading the magazine, I’ll assume you’re using the SFAA Residential Tenancy Agreement, which contemplates issues like this. Paragraph 46 (of the current version) prohibits tenants from storing or placing personal property outside of their unit unless the lease expressly permits otherwise. Paragraph 45 dictates that the owner is not legally responsible for loss of personal property (whether stored outside or otherwise), and it requires the tenant to obtain renters insurance, where the owner is listed as an additional insured.

[For information on accessing SFAA’s 2023 Residential Tenancy Agreement, turn to page 10.]

A 2016 opinion found that a tenant’s failure to obtain renters insurance was not a material breach justifying eviction, and I suspect people have been overlooking these provisions altogether ever since. But to put it simply, your tenant is in breach of their lease in failing to get an adequate insurance policy that indemnifies you for their “claim,” and now they’re looking to you for recovery of the very same losses attributable to their breach. On top of that, they’re now in rent default (which is a material breach justifying eviction).

However, instead of piling on, I’d explain the above in neutral terms, reminding them that they do need to come current on rent. I might even offer a mounted bike rack that adds additional security (city codes permitting), while stressing that this does not change the fact that you’re not liable for stolen property.

—Justin A. Goodman

Q.Residents would like to pay rent using Venmo or Zelle. What if a non-tenant deposits funds into my account? Would that automatically create a tenancy?

A.The answer is maybe. Understandably, members are constantly and rightfully mindful of establishing a direct owner-tenant relationship with subtenants or “subsequent occupants.” For the past twenty-five-plus years, housing providers have enjoyed the benefits of the Costa-Hawkins Rental Housing Act, which permits unlimited rent adjustments when the last person who was an original occupant no longer permanently resides in the apartment.

An “original occupant” includes all persons who signed the rental contract as well as anyone, regardless of age, who moved into the housing when the tenancy began. All other persons who came in after the tenancy’s inception are termed subsequent occupants. Once all original occupants permanently vacate, rent may be adjusted to market levels as to any subsequent occupants that remain in occupancy.

However, there is what is known as the “Waiver Rule.” Costa-Hawkins states that the right to adjust rent as to

Unless there’s unaddressed malfunctioning security, landlords are not responsible for stolen personal property.

subsequent occupants is waived, or lost, if the property owner accepts rent after receiving some type of written notice from the original occupants that they had permanently vacated. The Rent Board’s position is that rent may only be accepted and processed after a notice of rent increase has been served, meaning once you are noticed that the original occupants have left, you must issue the rent increase announcement before processing monthly rent remittances. Otherwise, the Waiver Rule could preclude you from decontrolling the apartment.

Seems simple enough, right? Well, over time, the Rent Board began making additional expansions to the Waiver Rule. For example, creating any type of direct relationship between ownership/management and the subsequent occupants before all original occupants have vacated is now potentially problematic.

A direct relationship may be established by the following actions that occur prior to the last original occupant vacating and prior to the issuance of a Costa-Hawkins rent adjustment notice: (i) accepting rent from the subsequent occupants; (ii) entering into a rental agreement or sublease contract with the subsequent occupants; (iii) accepting non-emergency repair requests from subsequent occupants; (iv) naming subsequent occupants on communications, such as notices to enter or annual rent increase letters; and (v) otherwise treating the subsequent occupants as though they were co-tenants.

Consequently, many legal practitioners advise their clients to have as little contact as possible with anyone who is not an original occupant.

That said, the Waiver Rule is usually not applied to situations where management is legitimately unaware of a subsequent occupant’s participation or involvement in the owner-resident relationship. In other words, simply because the subsequent occupant may be contributing funds to an electronic rent payment unbeknownst to management staff does not trigger the Waiver Rule. With that in mind, do not

share your account information or password with a subsequent occupant prior to the issuance of a Costa-Hawkins notice.

In sum, the Waiver Rule comes into play when you knowingly and consciously accept a subsequent occupant as a party to the owner-resident relationship. Setting up Zelle or Venmo with the original occupants does not jeopardize your rights to utilize Costa-Hawkins in the future unless you share your account information with subsequent occupants. And simply because non-original occupants may be contributing rental dollars “behind the scenes” is not problematic unless you disseminated your account information to subsequent occupants or processed transactions from accounts identifying them as the payor.

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

—Dave Wasserman

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

Urban Transformation

Written by NORA BOXER

When an intersection, street, park, or neighborhood earns the reputation as a place to avoid, Urban Alchemy turns it around—with respect and compassion.

ou’ve seen Urban Alchemy’s practitioners around the city in their vests and hoodies with the bright green symbol. Now, allow them to introduce themselves.

Urban Alchemy’s primary goal is to provide employment opportunities for formerly incarcerated long-term offenders and people with lived experience with trauma. The organization hires individuals who were formerly incarcerated to transform people and places through respect and compassion.

SF Apartment Magazine: What would your main message be to our readers, who are largely property owners and professionals in the real estate industry?

Kirpatrick Tyler (Chief of Governmental and Community Affairs, Urban Alchemy): We all have a role in this fight against homelessness. We have to remember: It’s not a fight against homeless people. It’s a fight against the issue of homelessness. Particularly for residents who live in apartments, or who own apartments, there’s a kind of divide that gets created

between housed and unhoused folks that isn’t actually real. Because at any point, any one of us could end up on either side of that line. The work that Urban Alchemy has been able to do is about pulling folks on both sides of that line together.

We like to talk about the difference between being unsafe and feeling uncomfortable. Often, housed residents feel unsafe in spaces where there are unhoused residents, when the truth of the matter is that it’s really just uncomfortable—for a number of reasons. Part of our work in communities has been to remove that feeling of discomfort. In places in where Urban Alchemy is present, we all get to be human—regardless of our circumstance, regardless of what part of our life experience we’re in. Even for the folks that at times might participate in unsavory activities: they’re also human, and it’s interesting because they will choose to be in spaces where Urban Alchemy is present, even though that also means for that time, they have to abandon those activities.

Our teams have gotten really good at creating spaces where we all just get to be.

SFAM: Can you tell our readers more about your mission?

Bayron Wilson (Co-Founder

and COO, Urban Alchemy): Though we just talked about homelessness—and working with the unhoused is an important part of the work we do—we’re not a homelessness services organization. The primary goal for Urban Alchemy is to provide employment opportunities for formerly incarcerated long-term offenders and people with lived experience with trauma.

But we don’t do that from a benevolent standpoint. We recruit aggressively from those places because those are the folks best equipped to do the street-level, healing work we do. Our co-founder Dr. Lena Miller’s doctoral research on trauma and emotional intelligence showed that folks with these lived experiences had a unique skillset, making them effective in creating healing spaces and environments for underserved and abused communities. Yet— there aren’t many organizations that offer these folks ways to give back.

Imagine finding yourself in a space where you want to contribute back to your community, but there are limited pathways, with most of the jobs available to you at places like Target and Starbucks. You think, What can I do? Myself included. I’m formerly a long-term offender. I’m formerly homeless. I’m a combination of being in those unique spaces—which have also given me this amazing gift of emotional intelligence. So we created Urban Alchemy as a place where there is no ceiling, where you’re paid well with full benefits in exchange for being expected to use your gift, where people who have gone through something traumatic have a place to show how they can bring other people into this space of healing.

But let’s be clear, homelessness is not going away, right? Nor are mental health and substance abuse issues, nor trauma. So we’re going to have to find a way to work together, and be in these spaces together and make them less violent; more

respectful. More like how it was in the ’70s, when I was growing up—we knew who the neighbors were, and so we had to listen, to hold each other accountable but also to be able to understand each other.

Alchemy means changing base metals into gold. We’re talking about changing people. They did the work on themselves, and now we’re talking about changing spaces, and that’s the work we’re trying to do. And I think we’ve been successful at it. I think we have a lot more work to do—there’s always more—but we are slowly effecting change, bringing parts of the community together in conversation in ways they wouldn’t be if Urban Alchemy wasn’t there.

SFAM: What’s the history of Urban Alchemy?

Tyler: We’ve been around since 2018, but the work grew out of Dr. Miller’s and Bayron’s 30-year engagement with Hunter’s Point Family (hunterspointfamily. org) and the Phoenix Project (repository. usfca.edu/diss/529 ), working with disadvantaged youth and people who were formerly incarcerated.

There was a contracted opportunity with the City in 2018 to manage the public automated toilets, to staff those because they were often being improperly used. No organization wanted to do it. The opportunity was presented to Dr. Miller, who initially said no, but then it was brought to our attention that this would be an amazing way to create hundreds of jobs for the population we cared the most about, so we said, Okay.

From there, we got into street cleaning and “clean teams,” and then into mobile hygiene shower stations, and then that expanded to our practitioners (our preferred term for the people we put through emotional intelligence training and employ) doing safety and service throughout the Tenderloin. We began creating safe spaces, and then that expanded into managing the shelter-in-place hotels and the safe sleep programs. We also expanded into Los Angeles and Austin.

SFAM: What does your day-today work look like in terms of the programs you operate?

Tyler: We have approximately 800 practitioners in San Francisco, and including LA and Austin, we employ a total of about 1,100 practitioners. We’ve employed over 2,000 folks and received an award this year from the Office of Economic and Workforce Development for being the largest local hire organization in San Francisco. We’re also operating in tandem with the Mayor’s Office, the Department of Public Works, the Department of Public Health, and the Supervisors of the districts we work in.

Most of our local practitioners are in the Tenderloin or Mid-Market, where they do a broad variety of service, such as engaging folks as they’re moving from one part of the community to the other; working with seniors; walking a line of preschool kids to the park or offering general safety and services, helping to keep community agreements for public space. We’ve partnered with the Tenderloin Community Business District, the Mid-Market Foundation, UC Hastings, Supreme, and the American Conservatory Theater. Our practitioners worked with the Exploratorium as daily guides for the year-long Middle Ground exhibit, where folks from the community could join together in conversation. And we have our community pocket park, the Oasis, at Turk and Hyde, with a sitting area, a dog run, a weight bench, and beautiful art that nods to the history of black jazz music in San Francisco. We wanted to alchemize this space into a place where people and practitioners could find ease; use it as a place of restoration, of meeting.

We have a program called Safe Spaces for Positive People, where we set up table games, dominos, chess. We duplicated that in Los Angeles at our climate stations in the Skid Row community, and these really are gathering places where people can come and engage with one another.

Urban Transformation… continued on page 54

On Clock the

Written by MARGARET J. GROVER

The California legislature has, once again, expanded protections for employees in the workplace. Employers are advised to review their policies, practices, and workplace posters to make sure that they are fully compliant with the changes below.

Bereavement Leave

Employers with five or more employees, including part-time employees, must provide up to five days of bereavement leave following the death of an employee’s spouse, domestic partner, child, parent, parent-in-law, sibling, grandparent, or grandchild. Employees become eligible for bereavement after working for thirty days. The time off need not be taken on consecutive days but must be completed within three months of the death.

In general, the leave can be unpaid. However, if the employer has an existing paid bereavement leave policy, it cannot reduce the amount of paid time off. An employer who does not have an existing bereavement leave policy may adopt a policy that provides only unpaid bereavement leave. If an employer’s current policy provides fewer than five days of paid bereavement leave, the new policy should adopt the current number of paid days, and provide that the remainder of the five days shall be without pay. An employer who currently provides unpaid bereavement leave may continue its policy of unpaid time off. If necessary, it must increase the time off to five days. Employees are entitled to use vacation, sick leave, or other compensatory time off to receive pay for any of the unpaid bereavement time.

It is unlawful for an employer to deny bereavement leave or interfere with an employee’s ability to take the time off. However, an employer is permitted to ask for documentation of death, which the employee is obligated to provide within thirty days of the first day of leave.

Expansion of Sick and CFRA Leave

Employees may now identify a “designated person” for whom they may take paid sick leave under the Healthy Workplaces Healthy Families Act (HWHFA) or unpaid leave under the California Family Rights Act (CFRA). Regulations adopted in San Francisco and Oakland have allowed employees to designate an individual for whom they can take sick leave. Under these ordinances, the designation is available only if the employee does not have a spouse or domestic partner and is made in advance.

The new state laws give employees much more flexibility. Under both the HWHFA and the CFRA, the employee may designate the person for whom they are taking time off whenever the leave begins. The employee can make a designation even if they have a spouse or domestic partner. Under the HWHFA, the designated person may be anyone. The CFRA limits

2023 employment law changes focus on leave, pay scale transparency, and a variety of employee protections.

the designated person to “any individual related by blood or whose association with the employee is the equivalent of a family relationship.” Under either law, the employee is limited to one designation per year.

Pay Scale Requirements

The legislature has continued to focus on wage transparency as a means of avoiding or revealing discrimination. All employers are now required to provide any current employee with the pay scale for that employee’s position. The requirement is triggered by any employee request. In addition, employers with fifteen or more employees must now disclose the pay scale in any job postings.

A private employer with one hundred or more employees is now obligated to submit a pay data report to the Civil Rights Department. The report must contain detailed information regarding the following: the race, ethnicity, and sex of the employee population; mean and median hourly rates; allocation of employees in earnings bands; and other details. The report must be submitted on or before the second Wednesday of May, beginning with May 2023.

Employee Protections in Emergency Conditions

Employers are now prohibited from taking or threatening adverse action against any employee for refusing to report to or leaving a workplace or worksite within the affected area because the employee has a reasonable belief that the workplace or worksite is unsafe due to an emergency condition. An emergency condition exists when there are “conditions of disaster or extreme peril to the safety of persons or property at the workplace or worksite caused by natural forces or a criminal act” or “an order to evacuate a workplace, a worksite, a worker’s home, or the school of a worker’s child due to natural disaster or a criminal act.”

When an emergency condition exists, employers may not prevent any employee from using their mobile phone or other communications device to seek emergency assistance, assess the safety of the situation, or communicate with another person to confirm their safety.

Employees must notify the employer of the emergency condition to receive the protections of the new law. In addition, the new protections do not apply when the imminent and ongoing risk of harm has ended.

OSHA Posters Updated

Any CalOSHA citation, order, or special order must be posted in English and the top seven non-English languages, plus Punjabi. Cal-OSHA is responsible for drafting the alternate-language notices. The alternate-language notices are to be posted at each place where a violation referred to in the order/citation occurred.

Off-Duty Marijuana Use Protected

As of January 1, 2024, it will be unlawful for an employer to discriminate against a person in hiring, termination, or any term or condition of employment, or otherwise penalize a person, if the discrimination is based upon the person’s use of cannabis off the job and away from the workplace. The new law contains exceptions for some preemployment drug screening and exempts certain applicants and employees from the bill’s provisions, including employees in the building and construction trades and applicants and employees in positions requiring a federal background investigation or clearance. The new law will not preempt state or federal laws requiring applicants or employees to be tested for controlled substances as a condition of employment, receiving federal funding or federal licensing-related benefits, or entering a federal contract.

Employers are still able to maintain drug- and alcohol-free workplaces. Employers may also prohibit employees from possession of cannabis or being impaired on the job. Because the currently available cannabis tests do not differentiate between current impairment and past use, employers are advised to begin adopting policies that describe objective indicia of an employee being impaired at work.

Minimum Wage Increases

As of January 1, 2023, the California minimum wage increased to $15.50 per hour. Employers in the Bay Area must also determine whether the jurisdiction where their employees work has a separate minimum wage requirement. Below are some of the minimum wage requirements for Bay Area cities:

MINIMUM WAGE INCREASES

San Francisco $16.99 per hour (increases annually on July 1)

Emeryville $17.68 per hour (increases annually on July 1)

Oakland $15.97 per hour

Daly City $16.07 per hour

Richmond $16.17 per hour

San Jose $17.00 per hour

The lodging credit that can be taken by building owners and management companies is tied to California’s minimum wage. Effective January 1, 2023, employers may use lodging credit of up to $847.12 per month to satisfy their minimum wage requirements. The lodging credit is higher if two members of a couple are employed and lower if the employee lives in a room, rather than an apartment. Employers must remember that lodging credit is available only when the employee pays nothing for the apartment.

Maggie Grover has more than 35 years of experience litigating employment claims and assisting employers comply with the complex set of California employment laws. She is now applying that experience to help avoid and resolve workplace disputes, serving as a neutral investigator and mediator. You can reach Maggie at mgrover@groverworkplacesolutions.com or 415 596-9433.

The Big Picture

Written by COREY ECKERT

Investing in a 16-plus-unit building in San Francisco is a big decision. A decision that can seem daunting at times—even to the savviest investors. As a member of the executive team at Structure Properties—an award-winning San Franciscobased management company—it’s important to me that our clients think of ownership as an adventure. Even at the start—before all the questions are answered and the decisions made—know that buying a building this size is a thrilling choice. One that, with the help of the right property management team, can be highly rewarding, both financially and personally.

The Kaizen Method

When done effectively, property management can help with much more than calculating appropriate rental rates, advertising vacancies, or responding to tenant inquiries. At Structure Properties, we believe the secret is consistent professional development, or Kaizen, the Japanese business philosophy of continuous improvement. This belief, which we foster through continuing education, has proven especially important in a highly regulated city like San Francisco, where rental property laws and regulations are ever-changing.

Our intensive method of professional development is fundamental when it comes to 16-plus-unit buildings. While larger buildings offer the possibility of higher financial returns, they also come with a different set of rules than their smaller counterparts. And without proper management, larger buildings are also higher risk.

Onsite Resident Management

Let’s dig into the onsite resident manager regulation: residential buildings with 16 or more units require an onsite resident manager. In California, it’s required that a responsible person resides on the premises of 16-plus-unit buildings. This law has safety concerns at its heart; it was written in response to past building emergencies when the owners were unreachable.

Because the law is as steeped in common sense as it seems, it can also read as deceptively easy to follow. As an owner, you could undoubtedly hire an onsite resident manager on your own, with the understanding that you’d also need an in-depth knowledge of the various industry laws and regulations to ensure that this person is not only doing the job to the best of their ability, but is also meeting necessary legal requirements and protecting you from liability.

Owning a 16-plus-unit building can be a rewarding endeavor—with the right property management team.

Unfortunately, liability is not the only concern for owners who decide to selfmanage. Employers take on a slew of responsibilities—often, many are unanticipated. As a rental property owner, if you independently hire a resident manager, you must then manage that person. This role is loaded with obligations, including payroll, time tracking, and acquiring appropriate workers’ compensation insurance.

Employing an onsite manager may seem overwhelming, but it doesn’t have to be. At Structure Properties, we take on employment liability; the resident manager is our employee, not the building owner’s. Our clients can rely on our human resources and compliance processes to handle all employment obligations. We are also responsible for initial and ongoing training, which, of course, we approach with the same attentive Kaizen strategy.

Ever-Changing Regulation

Continuous education and training are imperative for building owners, resident managers, and property management professionals. Let’s take a look at Fair Housing laws and other important rental property laws.

As many responsible property owners know, the federal Fair Housing Act is a civil rights law that protects against discrimination based on race, religion, national origin, gender, age, familial status, and physical or mental disabilities. The state of California has extended the regulation to include sources of income, sexual orientation, marital status, gender identity and gender expression, as well as arbitrary characteristics (such as tattoos, piercings, hair and clothing styles, etc.).

Both laws protect against discrimination, and I think we can all agree that helps make our city a more inclusive place. But it doesn’t make Fair Housing laws easy to navigate—even if they were static (which they are not). Unfortunately, the same can be said for many other local and federal housing regulations, such as eviction laws, rent ordinances, and even the correct way to register your building as a

business, a necessary process for 16-plusunit buildings.

As a rental property owner, if you don’t understand the myriad of regulations—let alone keep up with them as they evolve—you’re putting yourself in jeopardy of legal consequences. This is especially true of larger buildings: when there are more tenants, there is more opportunity for mistakes.

Despite the complications inherent to new or amended laws, property management doesn’t have to be harrowing. With the right property management team—one that values constant professional development— these sticky concerns can be taken off the owner’s list. And not for a love of taking notes, but because they believe in finding the most effective ways to traverse San Francisco’s constantly shifting legal landscape.

At Structure Properties, we communicate internally about new and changing regulations through daily briefings and quarterly trainings. We understand current and evolving regulations inside and out, and consequently, we manage every building in our portfolio safely, legally, and ethically.

Expertise and Focus

When property managers don’t value adeptness, they are risking a jack-ofall-trades business model. At Structure Properties, we have mastered the ability of applying expansive knowledge to narrow roles. A successful example of our singular-focus approach is compliance. Our compliance manager’s sole responsibility is to ensure the buildings we manage conform to all safety codes and city regulations, which is especially important in larger buildings, where the systems can be very complex.

Owners of 16-plus-unit buildings must consider important life-safety systems, such as fire panels, fire escapes, and fire or sprinkler systems. Elevators must be evaluated and certified annually; plumbing, electrical, and heating systems must be functional and up to code at all times.

SFAA PROFESSIONAL EDUCATION

Whether or not working with a property management company, rental property owners should always stay legislatively current. For a calendar of SFAA’s upcoming professional education classes, turn to pages 42 and 46.

We also highly recommend SFAA members come to SFAA’s first annual Landlord Expo on May 18 at the Fort Mason Center! The free education event will cover all things multifamily housing—with a beerand-pretzel happy hour. Turn to page 10 for more information, or visit SFAA’s website (sfaa.org ).

This is far from a complete list of system elements that our compliance manager evaluates during regular property visits. But, despite this complexity, our compliance manager’s solitary focus allows them to maintain the expertise needed to flawlessly identify deficiencies in code and safety compliance. We think this is the only way to approach compliance. To keep up with compliance is an invaluable skill, one we consider especially important as it involves tenant safety and protects our clients’ investments.

Maintaining this level of expertise is certainly not the easiest or quickest approach to property management. The same can be said for making constant improvements, or Kaizen. Making the best choices—even if it means forgoing quick and easy options—remains at the forefront of everything we do.

“Think like an owner, not a property manager.” We consider this statement in all aspects of property management, no matter the size of the building or issue at hand. We don’t throw money at problems to make them disappear. A good property management company will critically

PROTECTING YOUR INVESTEMENT LIKE IT'S OUR OWN.

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

Low Tech, High Brow

written by THE SAN FRANCISCO

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

1200 Block of Jones Street

The tenant stated that he submitted a written rebuttal to the landlord’s appeal, but that he wanted to reiterate his belief that the landlord’s justification for filing a late appeal was insufficient and that a similar claim filed by another tenant in the same building was already upheld by the Board.

The attorney for the landlord apologized for the late filing of the appeal, which she stated was caused by a calendaring mistake that occurred while she was out of town due to a death in her family. She told the Board that the ALJ’s decision constitutes an abuse of discretion and was not supported by the evidence.

She stated that any decrease alleged by the tenant was not substantial and that the virtual doorman replaced all the housing services provided by the prior in-person doorman. She further stated that the virtual doorman service enhances tenant housing services; that the tenant failed to carry their burden of proof in this case; and that the decision unfairly punishes the landlord for implementing technological improvements in the building.

BOARD

The tenant’s petition alleging decreased housing services was granted, and the landlord was found liable to the tenant in the amount of $1,803.75 for replacement of the front desk concierge with a virtual doorman service. The landlord appeals, arguing in part that the removal of the front desk concierge does not constitute a substantial decrease in housing services.

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

300 Block of Buchanan Street

The tenant stated that he was working in Europe over the summer and the hearing was scheduled during his absence in July. He states that he is represented by the Housing Rights Committee and that he hopes the Board will remand the case for a hearing because it concerns an important issue for the occupants of the building.

The attorney for the landlord stated that the tenant appellant arranged his summer travel plans after filing a request for a hearing, knowing that he would be out of town between May and August, and that the tenant’s written objection to the landlord’s ADU Declaration is unrelated to the Rent Board’s determination. She also stated that the Planning Code requires the Rent Board to expedite the issuance of its decision in such matters.

The non-attorney representative for the tenant urged the Commissioners to accept the tenant’s appeal. He stated that the tenant was out of the country

on the day of the hearing, and that he was unaware the hearing had been scheduled until receiving an email from the landlord’s attorney the day before the hearing. He stated that he was unable to attend on such short notice, and although he immediately requested a postponement, it was denied, notwithstanding his demonstration of good cause.

The tenant’s objection to the landlord’s ADU Declaration was dismissed due to the tenant’s non-appearance at the hearing. On appeal, the tenant’s representative contends that the tenant was out of the country on the date of the hearing and that the tenant’s representative did not receive notice of the hearing because the tenant accidentally omitted his contact information from the petition documents.

Decision: To accept the appeal and remand the case for a new hearing. Should the tenant again fail to appear, no new hearings will be scheduled (4-1).

Housing Inventory

Owners of properties with more than ten residential units were required to begin reporting on July 1, 2022 with updates required each March 1 thereafter. For all other residential properties, the reporting requirements begin on March 1, 2023 with updates required each March 1 thereafter. Property owners may report information about their units at the Rent Board’s website (sfrb.gov) to comply with the March 1, 2023 deadline.

Reporting must be done online using the Rent Board’s secure website portal ( portal.sfrb.org), which can also be used

RENT

Some things are better done in person.

RENT BOARD REDUX

INTEREST ON DEPOSITS

The rate of interest owed on deposits for the period March 1, 2023 through February 29, 2024 is 2.3%. The rate of interest owed on deposits for the period March 1, 2022 through February 28, 2023 is 0.1%. The new rate is published annually by the Rent Board in early January for the one-year period beginning March 1st.

The Rent Board calculates the interest rate according to the annual average of the 90-Day AA Financial Commercial Paper Interest Rate (rounded to the nearest tenth) for the immediately preceding calendar year as published by the Federal Reserve.

Ways to Connect.

Email

at

to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA on Facebook. Search “San Francisco Apartment Association” and “Like” it to add it to your news feed.

• New sfaa.org website launched!

• Email SFAA at MemberQuestions@sfaa.org

• Follow SFAA on Twitter at twitter.com/SFAptAssoc

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

to pay Annual Rent Board Fees during the yearly fee cycle. Property owners who wish to submit information into the Housing Inventory must provide an email address to register an account. The portal is best accessed using the most updated versions of Chrome, Firefox, and Safari browsers. Information about rental units can be submitted individually, or in bulk using the Rent Board’s Excel template (sfrb.org/file/6064 ).

For more information, turn to page 8.

To learn more about the San Francisco Rent Board, call 415-252-4602 or go to sfrb.org.

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

Lease Review Webinar

Have questions about filling out a residential tenancy agreement? Not sure what needs to be filled out or what the tenant needs to fill out? Take a break and attend our Lease Review class.

The instructor for this class is Michelle Horneff-Cohen of Property Management Systems.

DATE & TIME:

Thursday March 30, 2023 10:00am – 11:00am

COST

Members: $45

Nonmembers: $65

REGISTRATION: Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org

WEBINAR

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

Virtual Holding Deposits

Never used the holding deposit form? Need help navigating choosing the process of when you should use this form? Come and learn when and why you should use a holding deposit. The instructor for this class is Michelle Horneff-Cohen of Property Management Systems.

DATE & TIME:

Thursday March 2, 2023 10:00am – 11:00am

COST Members: $45

Nonmembers: $65

REGISTRATION: Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org

WEBINAR

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

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

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

Thomas Koster Attorney at Law thomas@kosterleadbetterlaw.com 415-680-0023

OpenScope Studio 1776 18th Street San Francisco, CA 94107 openscopestudio.com info openscopestudio.com (415) 891-0954

• Multi-family specialists

• Value add remodels

• Accessory Dwelling Units

• Physical needs assessments

• Pre-purchase consultations

• Feasibility and capacity studies

• Interior / Exterior renovations

• Urban infill

• Mixed-use

• Review Services

BECOME AN AMBASSADOR FOR SAN FRANCISCO

analyze every situation until they pinpoint the most appropriate solution.

We never stop looking for ways to add value to the properties we represent. Sometimes this value comes in the form of managing significant capital improvement projects, such as basement ADU conversions or through conducting extensive expense audits to discover new ways to reduce utility or compliance costs.

Owning a 16-plus-unit building in San Francisco certainly has its challenges, but it doesn’t have to be a troublesome experience. With the right partner, it can be a rewarding endeavor.

Reach out for a consultation and discover how we do partnership at Structure Properties. I can be contacted at ceckert@structureproperties.com or 415-794-0064.

WELCOME AMBASSADORS PROGRAM

The San Francisco Welcome Ambassadors Program is a two-year City-funded program to help welcome meeting and convention attendees, commuters, and visitors back to San Francisco. In addition to offering a friendly greeting, they’re here to answer questions and report any incidents of negative street behavior or conditions.

Welcome Ambassadors help with directions, restaurant recommendations, public transportation, and translation requests. If you see an ambassador in an orange uniform, stop and say hello! The team can also be seen assisting with local events, helping cruise ship passengers in transit, and guiding convention visitors around town.

The program was officially launched in November 2021 and operates seven days per week. Hours vary based on location and day of the week, generally between 8:00 a.m. to 8:00 p.m.

COMMUNITY AMBASSADORS PROGRAM

The Community Ambassadors Program (CAP) is a community safety and neighborhood engagement program in San Francisco. Community Ambassadors engage, inform, and assist the San Francisco community. CAP also provides a visible, non-law enforcement safety presence in several neighborhoods. This focus on community safety helps build trust, calm tensions, and prevent violence.

Community Ambassadors provide safety escorts, report emergencies, report hazards, conduct wellness checks, provide social services referrals, and conduct outreach.

Applications to be a Community Ambassador are accepted on a rolling basis at sf.gov/ambassadorapply.

Corey Eckert is the Vice President of Leasing and Marketing at Structure Properties.

Be On Your A Game.

Check Out What’s New at SFAA!

The San Francisco Apartment Association is your rental housing resource. SFAA has been working round-the-clock educating, advocating for, and supporting the rental housing community so that its members operate ethically and fairly.

1. SFAA’s New and Improved Website Is Live!

Our new website makes it easier than ever to access the information, market surveys, education, and forms you need to manage your rental properties. The streamlined website allows SFAA members to quickly sign up for classes, access preferred vendors, and get legislative updates. Go to sfaa.org today!

2. SF Apartment Magazine is Now Available Digitally!

The official publication of SFAA, SF Apartment Magazine reaches approximately 6,000 readers in print each month. Now that the publication is accessible digitally, members can access the invaluable content from anywhere—and advertisers have an even broader reach. Go to sfaa.org/magazine today!

Interested in advertising?

Your ad will appear in the feature-length magazine, alongside articles written by San Francisco’s top landlord attorneys, industry professionals, and small rental property owners. With a readership of rental property owners and industry professionals, your ad will reach the right targeted audience to grow your business.

THURSDAY, FEBRUARY 2

Setting Rental Rates Webinar

Zoom Webinar System

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

Members $45 Non Members $65

February

MONDAY, FEBRUARY 6

Board of Directors Mtg.

11:30 a.m.

THURSDAY, FEBRUARY 9

Advertising and Marketing Webinar

Zoom Webinar System

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

Members $45 Non Members $65

WEDNESDAY, FEBRUARY 15 Virtual Member Meeting

THURSDAY, FEBRUARY 16

Showings Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, FEBRUARY 23

ESA: You Bet Your Assets! Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, FEBRUARY 16

Fair Housing ABC’s Webinar

Zoom Webinar System

1:00 p.m. to 2:00 p.m.

Members $45 Non Members $65

FRIDAY, FEBRUARY 17

SFAA Online Lease Demo

Zoom Webinar System

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

FREE for SFAA Members ONLY

THURSDAY, FEBRUARY 23

Application Review Webinar

Zoom Webinar System

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

Members $45 Non Members $65

SFAA MEMBER MEETINGS ARE HELD VIRTUALLY DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG.

IN-PERSON MEETINGS WILL RESUME SEMI-ANNUALLY NEXT YEAR. MARK YOUR CALENDARS FOR THE FIRST IN-PERSON MEETING: MARCH 15, 2023.

March

THURSDAY, MARCH 2

Holding Deposits Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, MARCH 16

Nuisance Issues Webinar

Zoom Webinar System

1:00 p.m. to 2:00 p.m.

Members $45 Non Members $65

THURSDAY, MARCH 9

Offers, Concessions, ADA and Section 8 Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, MARCH 23

Notice of Acceptance, Conditional and Denial Webinar

Zoom Webinar System

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

Members $45 Non Members $65

WEDNESDAY, MARCH 15

In-Person Member Meeting

Fort Mason General Residence

1 Fort Mason Center

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

THURSDAY, MARCH 23

Liability Protection- Before & After Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, MARCH 16

Application Verification/Credit Screening Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, MARCH 30

Lease Review Webinar

Zoom Webinar System

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

Members $4 Non Members $65

SFAA office will be closed Febrary 20th in observance of President’s Day.

SAN FRANCISCO’S RENT BOARD FEE $29.50

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999.

ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices. Renters pay the $40 application fee, which covers your costs. For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

CAPITAL IMPROVEMENTS

The capital improvement interest rates for 3/1/22 through 2/28/23 are listed below:

INTEREST ON DEPOSITS

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

ALLOWABLE RENT INCREASES 2023 - 2024:

3.6%

Effective March 1, 2022, through February 28, 2023, the allowable annual rent increase is 2.3 %. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.

2007-2008 $13.00

2006-2007 $11.00

2005-2006 $10.00

2004-2005 $11.00

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600

sfgov.org/rentboard

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE

SERVICES

LAWYERS EQUITY EXCHANGE

Brian Fogarty 415-701-1234 www.lex1031.com

SEQUENT

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

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP

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

ALARM COMPANY

AEC ALARMS

Yat-Cheong Au 408-298-8888 Ext: 188 sc36@aec-alarms.com

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS

Mark Hogan 415-891-0954 yatcheong@aec-alarms.com

Q ARCHITECTURE

Dawn Ma 415-695-2700 www.que-arch.com

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com

ATTORNEYS

BARTH CALDERON, LLP

Paul Hitchcock 415-577-4685 Paul@barthattorneys.com

BORNSTEIN LAW

Daniel Bornstein, Esq. 415-409-7611 www.bornstein.law

CHONG LAW

Dolores Chong 415-437-7807 chongdolores@earthlink.net

DOWLING & MARQUEZ, LLP

Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

KIMBALL, TIREY & ST. JOHN LLP

Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com

FRIED, WILLIAMS & GRICE CONNOR

Clifford E. Fried 415-421-0100 www.friedwilliams.com

HERZIG & BERLESE

Barbara Herzig 415-861-8800 bherzig@hbcondolaw.com

ILENE M. HOCHSTEIN, ATTORNEY AT LAW

Ilene Hochstein 650-877-8288 ilene@hochsteinlaw.net

KAUFMAN, DOLOWICH, VOLUCK

Ashley Klein 415-926-7612 aklein@kdvlaw.com

LAW OFFICES OF DENISE A. LEADBETTER

Denise Leadbetter 415-713-8680 www.leadbetterlaw.com

LAW OFFICE OF MICHAEL HEATH

Michael Heath 415-931-4207 Mheath_law@sbcglobal.net

LAW OFFICES OF SCOTT T. OKAMOTO

Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com

LAW OFFICE OF JULIANA E. PISANI

Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com

LAW OFFICES OF LAWRENCE M. SCANCARELLI

Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

THE LAW OFFICE OF ED SINGER

Edward Singer 650-393-5862 www.edsinger.net

LORBER, GREENFIELD & POLITO, LLP

Wakako Uritani 415-986-0688 wuritani@lorberlaw.com

MASTROMONACO REAL PROPERTY LAW GROUP

Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com

MCLAUGHLIN SANCHEZ, LLP

Michael McLaughlin 415-655-9753 www.msllp.law

NIVEN & SMITH

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

REUBEN, JUNIUS & ROSE, LLP

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

SHEPPARD-UZIEL LAW FIRM

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

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

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

WASSERMAN

Dave Wasserman 415-567-9600

Dave@wassermanoffices.com

www.davewassermansf.com

WIEGEL LAW GROUP

Andrew J. Wiegel 415-552-8230

www.wiegellawgroup.com

ZACKS, FREEDMAN & PATTERSON, P.C.

Andrew M. Zacks 415-956-8100

www.zfplaw.com

ZANGHI TORRES ARSHAWSKY, LLP

John P. Zanghi 415-977-0444

www.zatlaw.com

BEDBUG DETECTION

CROWN & SHIELD PEST

SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551

www.crownandshieldpestsolutions.com

PREMIER CANINE DETECTION

Jordan Garcia 415-612-6645

www.premiercaninedectection.com

COMMERCIAL/RETAIL LEASING SERVICES

BLATTEIS REALTY CO.

David Blatteis 415-981-2844

www.sfretail.net

CONSULTANTS: PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

Steven Edrington 510-749-4880

steve@edringtonandassociates.com

CONTRACTORS

DECK & BALCONY INSPECTIONS, INC.

Dan Cronk 916-548-6943

dan@deckandbalconyinspections.com

CORPORATE RENTALS

AMSI

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

CREDIT REPORTING

INTELLIRENT

Cassandra Joachim 415-849-4400

www.myintellirent.com

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

DavidMyers 614-918-7493 dmyers@armadapower.com

ENVIRONMENTAL CONSULTING

P.W. STEPHENS ENVIRONMENTAL

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ESCAPE ARTISTS

Jabal Engelhard 415-279-6113 www.sfescapeartists.com

GREAT ESCAPE SERVICES

Rich Henderson 415-566-1479 www.greatescapeservice.com

FIRE PROTECTION CONTRACTORS

AEC ALARMS

628-208-0188 yatcheong@aec-alarms.com

BATTALION ONE FIRE PROTECTION

Tim Morse 510-653-8075 www.battaliononefire.com

COMMERCIAL FIRE PROTECTION, INC.

Laine Sims 925-300-9534 www.fireprotected.com

EMERGENCY SYSTEMS, INC.

Eric Hagerman 415-564-0400 esmfire@earthlink.net

PRIBUSS ENGINEERING, INC.

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

GARBAGE COLLECTION SERVICES

RECOLOGY GOLDEN GATE RECYCLING

Minna Tao 415-575-2423 recologysf.com

RECOLOGY SUNSET SCAVENGER

Dan Negron 415-330-2911 recologysf.com

VALET LIVING

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

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES

Lisa Isom 866-913-6293 www.arm-i.com

BARBARY INSURANCE BROKERAGE

Gerald Becerra 415-788-4700 www.barbaryinsurance.com

COMMERCIAL COVERAGE

INSURANCE AGENCY

Paul Tradelius 415-436-9800 www.comcov.com

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY

Michael Juliano 925-495-9922 www.xfinity.com

LENDING / FINANCIAL SERVICES

FIRST FOUNDATION BANK

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

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

MAVEN MAINTENANCE, INC.

Craig Lipton 415-829-2207 www.mavenmaintenance.com

OGREENA

Christopher Sheilds 510-899-0238 jenniferbenassi@ogreena.com

WEST COAST PROPERTY MANAGEMENT

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

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

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

PACKAGE SERVICE

FETCH

Dan Beary 978-503-9540 dbeary@fetchpackage.com

PAINTING CONTRACTORS

KRUITPAINTING, INC.

Pieter Kruit 415-254-7818 www.kruitpainting.com

PAC WEST PAINTING INC.

Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com

PETERS PAINTING SERVICES

Peter Pantazelos 415-647-4722

www.peterspainting.com

TARA PRO PAINTING INC.

Brian Layden 415-822-2011 www.tarapropainting.com

PAINTING SUPPLIES

DUNN-EDWARDS PAINTS

Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

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

CROWN & SHIELD PEST

SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

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

URGENT ROOTER AND PLUMBING INC.

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

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

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

PROPERTY MANAGEMENT

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

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

www.abacuspropertymanagement.com

ADVENT PROPERTIES, INC.

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

ALEXANDERSON PROPERTIES

Eric Alexanderson 415-285-3737 www.alexandersonproperties.com

AMORE REAL ESTATE, INC

Jerry Hsieh 415-567-4800

www.amoresf.com

ANCHOR REALTY

Mark Campana 415-621-2700 mark@anchorealtyinc.com www.anchorealtyinc.com

ARTAL PROPERTIES

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

BARBAGELATA REAL ESTATE COMPANY

Paul Barbagelata 415-566-1112 paulb@realestatesf.com adminteam@realestate.com

BAY PROPERTY GROUP

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

BAYVIEW PROPERTY MANAGERS

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

BEAM PROPERTIES, INC.

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

BLVD RESIDENTIAL

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

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK

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

CITYWIDE PROPERTY MANAGEMENT

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

DEWOLF REALTY CO. INC.

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

property management

The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 10.

ADVENT PROPERTIES, INC.

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

AMSI

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

CECCHINI REALTY CO.

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

CITYWIDE PROPERTY MANAGEMENT

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

DEWOLF

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

GAETANI REAL ESTATE

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

GREENTREE PROPERTY MANAGEMENT 415-828-8757

www.greentreepmco.com

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO PROPERTY MANAGEMENT

James Wavro 415-509-3456

LINGSCH REALTY

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

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

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

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329

PROPERTY MANAGEMENT SYSTEMS

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

REAL MANAGEMENT COMPANY

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

S&L REALTY

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

STRUCTURE PROPERTIES

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

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 vertexsf.com

WEST & PRASZKER REALTORS

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

WEST COAST PROPERTY MANAGEMENT

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

VESTA ASSET MANAGEMENT

Paul Griffiths 415-360-9292 x 1 paul@vesta-assetmanagement.com

EBALDC

Felicia Scruggs 510-287-5353

FScruggs@ebaldc.org

GAETANI REAL ESTATE

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

GEORGE GOODWIN REALTY, INC.

Chris Galassi 415-681-1265

www.goodwin-realty.com

GREENTREE PROPERTY MANAGEMENT

Scott Moore 415-828-8757

www.greentreepmco.com

GM GREEN REAL ESTATE INC.

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

GORDON CLIFFORD PROPERTIES, INC.

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

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

LEGACY PTLA LLC

Brent Mustin 510-352-6310

LINGSCH REALTY

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

MERIDIAN MANAGEMENT GROUP

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

MLCSPACES, INC.

Naeem Farhokhnia 415-273-9861 naeem@mlcspaces.com

MYND MANAGEMENT, INC.

Stacy Winship 510-306-4440 www.mynd.co

NEW GENERATION INVESTMENTS

Jonathan Ng 415-735-8233 jtng.ngi@gmail.com

OPEN WORLD PROPERTIES

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

PAUL LANGLEY COMPANY

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

PILLAR CAPITAL REAL ESTATE

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

PONTAR REAL ESTATE

Merri Pontar 415-421-2877

www.pontarrealestate.com

PRIME METROPOLIS PROPERTIES, INC.

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

PROGRESSIVE PROPERTY GROUP

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

PROPERTY MANAGEMENT SYSTEMS

Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY

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

ROCKAWAY RESIDENTIAL MANAGEMENT

Kristine Abbey 650-290-3084 www.rockawayresidential.com

ROCKWELL PROPERTIES

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

RNB PROPERTY MANAGEMENT -

GOLDEN GATE

Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com

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

SKYLINE PMG, INC.

Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com

STRUCTURE PROPERTIES

PROPERTY MANAGEMENT

SOFTWARE

HEMLANE, INC.

Dana Dunford 385-355-4361 dana@hemlane.com

PROPERTY ATLAS

Serina Calhoun 415-922-0200 serina@mypropertyatlas.com

YARDI

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

REAL ESTATE APPRAISALS

MARK WATTS COMMERCIAL APPRAISAL

Mark Watts 415-990-0025 www.markwattscommercialappraisal.com

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP

Mirella Webb 415-814-6699 mwebb@apr.com

BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES

Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com

CHUCK & ASSOCIATES

Kevin Chuck 415-595-5832 chuckassoc@gmail.com

COLDWELL BANKER COMMERCIAL NRT

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

COLLIERS INTERNATIONAL- JAMES DEVINCENTI

James Devincenti 415-288-7848 www.THEDLTEAM.com

COLLIERS INTERNATIONAL

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

COMPASS COMMERCIAL BROKERAGE

John Antonini 415-794-9510 john@antoninisf.com

COMPASS COMMERCIAL BROKERAGE

ICON REAL ESTATE INC.

Jason Quashnofsky 415-370-7077

jason@iconsf.com

JHG415, INC.

Jay Greenberg 415-378-6755

jay@jayhgreenberg.com

KENNEY & EVEREST REAL ESTATE, INC.

Everest Mwamba 415-902-3411

maureen@kenneyrealestate.com

KILBY STENKAMP-VANGUARD PROPERTIES

Kilby Stenkamp 415-370-7582

LESLIE BURNLEY

Leslie Burnley 415-717-8709 leslie.j.burnley@gmail.com leslieburnley.com

MARCUS & MILLICHAP

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

MAVEN PROPERTIES

Matthew Sheridan matt@mavenproperties.com

MORGAN REAL ESTATE ADVISORS, INC.

Laurence Morgan 415-300-6503 laurence@morganrealestateadvisor.com www.morganrealestateadvisor.com

S&L REALTY

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

STEELE PROPERTIES

Ryan Steele 415-881-7762 ryan@steeleproperties.com www.steeleproperties.com

WEST & PRASZKER REALTORS

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

VANGUARD COMMERCIAL

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

REAL ESTATE INVESTMENTS

CITY REAL ESTATE

Arthur Tom 415-987-6788 art@cityrealestatesf.com cityrealestatesf.com

Corey Eckert

415-794-0064 www.structureproperties.com

SUTRO PROPERTY MANAGEMENT, INC.

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

W. PROPERTY MANAGEMENT

Gary Petrison 707-545-6187 gary@wpropertymanagement.com

WEST COAST PROPERTY MANAGEMENT

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

WEST & PRASZKER REALTORS

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

VERTEX PROPERTIESS

Craig Berendt 415-608-3050 craig.berendt@gmail.com

YMPG

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

Chris J. Connor chris.oconnor@compass.com

COMPASS COMMERCIAL BROKERAGE

Adam Filly 415-516-9843 adam@adamfilly.com

COMPASS

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

COMPASS COMMERCIAL BROKERAGE

Jay Greenberg 415-378-6755 jay@jayhgreenberg.com

CORCORAN GLOBAL LIVING COMMERCIAL

Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com

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

COMPASS COMMERCIAL BROKERAGE

Trigg Splenda 415-593-8616

KENNEY & EVEREST REAL ESTATE, INC.

Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com

MARCUS MILLICHAP

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

REFINISHING / RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH

Jamie Munoz MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco

RENT BOARD PETITIONS

PROPERTY MANAGEMENT SYSTEMS

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

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.

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

COSTAR

Aj Herlitz 844-459-1495

www.costargroup.com aherlitz@costar.com

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

ZUMPER, INC.

Connor Hodges 949-702-1508 connor@zumper.com www.zumper.com

RESIDENTIAL LEASING

GORDON CLIFFORD PROPERTIES, INC.

PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

HAMILTON FAMILY CENTER

Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO ASSOCIATES

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

KENNEY AND EVEREST REAL ESTATE, INC.

Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com

LINGSCH REALTY

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

RELISTO

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

RENTALS IN S.F.

Jackie Tom 415-409-3263 www.rentalsinsf.com

RENTSFNOW

Claussen 415-762-0213 kclaussen@veritasinv.com

STRUCTURE PROPERTIES

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

VERTEX PROPERTIES

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

ROOFING

AGUILERA CONSTRUCTION & ROOFING

Javier Aguilera 707-495-3932 javier@aguileraco.com

San Francisco Apartment Association

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION

Behnam Afshar 510-595-1994, x101 www.baiconstruction.com

W. CHARLES PERRY

Charles Perry 650-638-9546 www.wcharlesperry.com

WEST COAST PREMIER CONSTRUCTION, INC.

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

STAFFING

BG MULTI-FAMILY

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

SUBMETERS

LIVABLE

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

TENANT PLACEMENT & LISTING

CAZERIA, INC

Julia D’Antonio 415-754-5373 julia@cazeira.com

STRUCTURE PROPERTIES

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

WATER CONSERVATION SERVICE

SF PUBLIC UTILITIES COMMISSION

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

WATER DAMAGE SERVICE

FIRE AND WATER DAMAGE RECOVERY

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

WATERPROOFING

KELLEY PAINTING AND WATERPROOFING

Mitchell Kelley 415-847-7883 www.kelleypaintingandwaterproofing.com

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.

ad index NEED A PROFESSIONAL CONTRACTOR OR VENDOR?

SFAM: Do you find that housed residents of San Francisco are coming into these spaces and interacting and engaging with the unhoused community?

Wilson: Absolutely. I think that’s the goal and the beauty of our work—that we are creating spaces where any person is able to come in, feel safe, and desire to engage in that space. We’re bridge builders; absolutely.

When our practitioner teams engage with unhoused residents, it’s just regular and general engagement, because every engagement doesn’t have to be transactional for us. We are more interested in building transformational relationships, which means, “I just talked to you like a human because that’s what you are.” And then, when there does come a time where there is a challenge that we have to address together, that means I don’t have to introduce myself; I can talk to you and engage you from a place of us already knowing one another.

I also want to highlight our practitioners’ work as ambassadors on BART elevators and platforms. Before Urban Alchemy was there, folks would use the elevators as urinals, or shoot up, or there were instances of violence. Our teams are there now making people feel safe, and providing really great customer service—as much as that’s possible on the elevator between the first floor and the platform! But in all of these spaces, again, what folks will communicate to you is actually not about the elevator. It’s about how they felt, right?—which is what we’re most interested in. You could give us anything; you could give us a broom. They’ve given us toilets; they’ve given us showers; and what you will see is that the common thread is about relationships, dignity, trust, respect: humanity. What we found is that our work clears space: both literally clears it, but also energetically clears it—and that energetic clearing is really what the alchemy is.

SFAM: What would you say is the most challenging aspect of your work?

Tyler: My mantra for 2023 is, “Just tell the truth,” so I’ll say this: The biggest challenge is the desire people have to politicize this work. If folks had a wellrounded perspective about who we are and what we do, I think that would make our work easier.

There are some media narratives out there, low-hanging fruit, about mistakes practitioners have made or bad experiences employees have had, as well as a false narrative that Urban Alchemy got its start because Dr. Miller and Mayor Breed know one another. While they do know one another, we got our first no-bid contract with the City because no one else wanted to do the work with the toilets, and then, when COVID hit, we were willing to step up and also do what others didn’t want to do.

We’re human, doing challenging work, and not perfect. But if you talk with people about their experience of spaces where Urban Alchemy is, by and large, the uncoached narrative is the same: People feel safer. People’s lives are changing. The report that I don’t think I’ve seen yet is: “Look at this black-led organization creating opportunities for black and brown people who have come from pathways in life that usually leave them undesirable by a significant portion of our community. Look at the work that these same people are doing.”

Some of these people have spent more of their lives incarcerated than free, yet because of Urban Alchemy, they’re able to become practitioners upon their release, employed with a living wage and full benefits—which is unheard of—not to mention being valued as folks who have something to give back.

Wilson: Some negative narratives unfortunately are still based on how we look, old stereotypes and biases; that’s hurtful because the people who are doing

Zacks, Freedman & Patterson, PC – one of the Bay Area’s leading real estate law firms – is proud to announce the addition of three new attorneys to our team.

Laura Strazzo brings broad insight into California real estate law. Her practice covers a range of real estate matters including land use, nondisclosure and boundary-line disputes, construction defects, landlord-tenant, and compliance issues. Laura also has experience in energy and environmental law.

Brian O’Neill brings extensive experience in land use and environmental law. Prior to joining the firm, Brian worked at the California Coastal Commission on permit appeals for a wide range of projects, including subdivisions, commercial and residential development, affordable housing, and infrastructure. He regularly appears before planning commissions, city councils, and other government agencies.

Robert Little’s practice focuses on real estate litigation, including challenges to local ordinances and administrative decisions, landlord/tenant disputes, property rights, and land use. Robert received a J.D. and M.B.A. dual degree from the University of Wyoming, where he focused on environmental and business law.

Laura Strazzo Attorney at Law

Brian O’Neill Attorney at Law

Little Attorney at Law

Landlord & Leasing Agent, A Winning Combo.

Having over 25 rental units of her own, Jackie brings rst-hand experience as a landlord to all of our Rentals In S.F. clients.

Every day, our team endeavors to nd quali ed tenants for our clients. With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to ll your vacant unit quickly, e ortlessly, at market rent and with your ideal tenant!

With just one phone call, Jackie will come over to access your needs, appraise your unit, and do all the marketing, prospecting and screening. We then present you with a quali ed tenant ready to move in.

Call Jackie at Rentals In S.F. to ll your vacancy. It will be one of the best calls you’ll ever make. Just ask all our clients!

What You Need to Know

sfaa sfaa 2023

HELPING URBAN ALCHEMY

MAKE A MONETARY DONATION. Urban Alchemy provides a variety of services, like community-based first responders, homeless outreach, community ambassadors, showers and toilets, street cleaning, and temporary shelter.

“There are a few local causes where a single dollar makes such a visible impact at street level.”

Donations provide meals, hygiene kits, and accommodations to the unhoused, and equipment that formally incarcerated staff members need to do their jobs, for example.

Donate online at urban-alchemy.us, or send a check made out to Urban Alchemy to 1035 Market Street, Suite 150, San Francisco, CA 94103.

UPCOMING CLASSES

During the pandemic, the monthly SFAA member meetings and classes will be held virtually. For member meeting topics and schedules, go to www.sfaa.org. For a list of virtual SFAA classes, turn to the calendar on page 44.

SFAA OFFICE CLOSURE

As the SFAA continues a hybrid in-office work model, members are welcome to make an appointment. However, please refrain from coming in person if you have tested positive for, were exposed to, or have symptoms of COVID-19. The best way to have your questions answered is through email at MemberQuestions@sfaa.org

the work, myself included, put everything we have into this, just to give even one person a different experience or the opportunity to engage in a specific conversation. But we know that pain is also a place we have to continue to go to, because the goal is authentic relationships, to give people a different way to view each other and also a different way to view people experiencing trauma.

There is a line that people draw in the sand, to say that an individual is experiencing or has experienced something they themselves will never go through—but that’s not true. The trauma that someone’s experiencing, whether it be homelessness, or issues with mental health, substance abuse, or addiction—any of us could find ourselves in that space. Our work is a matter of trying to bridge that gap, bringing all parties together, so the city and its people can be the best versions of themselves.

Another untrue narrative is that everybody who’s homeless is strung out. A significant portion of unhoused residents are functional, working human beings that are income-poor. The folks with substance abuse and mental health challenges are just what’s obviously visible,

right? But we need to talk about the “hidden homeless”—the everyday people we might see walking down the street. They don’t fit our idea of what a homeless person looks like; we assume that everybody who looks “normal” must be housed— when the truth is so drastically different. In our work, we’re waking people up every day and talking to them while they’re on their way to work.

SFAM: Circling back to knowing our readership consists of property owners and real estate industry professionals, is there any kind of engagement you specifically seek with SFAA members?

Tyler: Make your properties available. Create opportunities for affordable units. We have a lot of folks who work for us who are currently looking for stable housing.

But also: There are career opportunities in managing and servicing properties, and in building properties. Those sectors can intentionally engage with and employ the formerly incarcerated. What we’re doing at Urban Alchemy is not magic. It’s working because we’re employing a critical, untapped workforce that is able to have a transformational impact. And so I would say to this readership that solutions exist not only in creating affordable housing opportunities, but also in opening up well-paying career options for men and women who are homeless, formerly homeless, or formerly incarcerated.

We’re experts in working with these populations—our door is always open if anyone wants to have a dialogue about housing and/or employing folks from our community.

Wilson: Let’s build real, true partnerships. Let’s try to figure out how we can work together. My word for 2022 was “collaboration”—but my work in 2023 is partnerships, real, authentic partnerships.

Prevent Fires.

Tape and Bag Lithium Batteries

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

• Place clear tape over the contact points of used lithium batteries.

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

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

Bayron Wilson is the Co-founder and COO of Urban Alchemy and is based in San Francisco. Kirpatrick Tyler is the Chief of Governmental and Community Affairs at Urban Alchemy and is based in Los Angeles. To connect with the organization, email social@urban-alchemy.us. Nora Boxer is a freelance writer.

NERT

READ ALL ABOUT IT

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

Subscriptions must be registered and billed to an SFAA member.

Sign up today!

Online: sfaa.org/membership

Phone: 415-255-2288

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

2023 Winter CCRM Webinar Series Schedule &

Upon registration the Zoom link will be emailed to the student Class is every Thursday

To Register Online: www.sfaa.org

Call: 415-255-2288 x.113 Email: stephanie@sfaa.org

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

Company Name:

City:

Fax:

Local Association ID Number: Payment Information: o Credit Card o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Exp. Date

Signature: 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 offe ring.

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 Ho using)

TO MOST PEOPLE, THIS BUILDING’S KEY FEATURE IS ITS IMPRESSIVE FACADE

TO YOU, IT’S THE FOUNDATION FOR A SECURE RETIREMENT.

We know the properties we manage mean more to owners like you than meets the eye. That’s why, for over 70 years and across three generations of our own family, we’ve taken the long view -- building great working relationships as we build value. Because when it comes to taking care of your investment, we definitely see eye-to-eye.