SF Apartment Magazine February 2024 by sfaa1917

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February 2024 / $7.00

VOICE YOUR VOTE FOR SAN FRANCISCO

The trusted advisor to San Francisco Apartment Building Owners

For over 30 years. Headwinds Waning in 2024? From our 2023 End of Year Market Report: In the third and fourth quarters of 2023, there has been a discernible narrowing of the yield spread between the 5-year and 10-year Treasuries.

Historic Treasury Rates

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4.00% 3.50% 3.00%

Download the Full Report!

2.50% 2.00%

Visit thedlteam.com/report for the latest report or visit thedlteam.com/reports to access past market insights or call us below for more information!

1.50% 1.00% 0.50% 0.00%

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magazine

SF APARTMENT

APA

contents

Features

In Poll Position

by CHARLEY GOSS

On the Clock by MARGARET J. GROVER

28 4 FEBRUARY 2024 | SF APARTMENT MAGAZINE

ARTM Columns

Membership

Ballot Box Toolbox

Seal the Deal by THE SAN FRANCISCO RENT BOARD

The News

Court Talk Fair & Square by FRIED, WILLIAMS & GRICE CONNER ATTORNEYS

Rent Board Redux

Legal Q&A Security Obscurity by VARIOUS AUTHORS

Calendar

Professional Services Directory

Membership Application

SF APARTMENT MAGAZINE | FEBRUARY 2024 5

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

6 FEBRUARY 2024 | SF APARTMENT MAGAZINE

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102

VOLUME XXXV, NUMBER 2 FEBRUARY 2024

Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

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

Art Director Jéna Safai

Email memberquestions@sfaa.org

Production Manager Stephanie Alonzo

Web www.sfaa.org

SFAA Staff Executive Director Janan New Deputy Director Vanessa Khaleel Education Specialist Stephanie Alonzo Government and Community Affairs Charley Goss Marketing Lara Kisich Member Services Gershay Castaneda Member Services Maria Shea Accountant Crystal Wang

SFAA Officers President J.J. Panzer Vice President Robert Link

SFAA Directors Eric Andresen, Oz Erickson, Craig Greenwood, Neveo Mosser, Chris Bricker, Bert Polacci, James Sangiacomo,

Tel 415-255-2288 Web www.sfaa.org SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California and at additional mailing offices. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is published monthly for $84 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Printing Partners Copyright @2024 by SFAA.

Dave Wasserman, Paul Gaetani

SF APARTMENT MAGAZINE | FEBRUARY 2024 7

COLUMN

T H E N E WS

rent for an unfurnished unit and three months’ rent for a furnished one.

Ballot Box Toolbox

Everything you need to know about Election Day, March 5, 2024. DCCC Election—March 5, 2024

The San Francisco Democratic Election (DCCC) will take place, March 5, 2024. This election is critical because DCCC members make inÆuential endorsements and recommendations to voters on candidates and ballot measures. Abundant San Francisco Political Director Todd David, who is helping lead the SF Democrats for Change slate, has called the DCCC election “the most critical election in San Francisco that no one’s heard of,” noting the signiÅcance of the DCCC in determining political outcomes on election day. To ensure you’re eligible to vote for the Democrats for Change slate, you must be a registered Democrat at least Åfteen days before Election Day on March 5. If you’d like to be eligible to vote for the DCCC slate and aren’t sure that you’d like to be registered as a Democrat for the November 2024 election, you can always change your party preference later.

8 FEBRUARY 2024 | SF APARTMENT MAGAZINE

SFAA’s Director of Government Affairs has covered this election thoroughly in this issue of SF Apartment Magazine (“Poll Position” on page 20) and in last month’s issue, which you can Ånd at sfaa.org/magazine. For a slate card of SFAA candidate and ballot measure recommendations, turn to page 24. New Security Deposit Law ,ɈLJ[P]L 1\S`

Last year, Governor Gavin Newsom signed new security deposit legislation into law. The ordinance restricts security deposits to the equivalent of one month’s rent for both furnished and unfurnished rental units. Assemblymember Matt Haney (D-San Francisco) authored the bill, known as AB 12, which successfully cleared both the Senate and the Assembly houses in September. This legislative move marks a signiÅcant departure from the previous law, where landlords were permitted to charge up to two months’

Landlords who own no more than two residential rental properties with a total of no more than four dwelling units are excluded from the restrictions. These landlords must also maintain ownership as a natural person, a limited liability company (where all members are natural persons), or as a family trust. In such cases, small landlords are allowed to collect a security deposit equivalent to two months’ rent. Note: this exception does not extend to cases involving prospective tenants who are military service members. For more information on security deposits, turn to “Legal Q&A” on page 34. Annual Allowable 9LU[ 0UJYLHZL

E‫ٺ‬ective March 1, 2024, through February 28, 2025, the allowable annual rent increase is 1.7%. This amount is based on a 60% increase in the Consumer Price Index for all urban consumers in the Bay Area. To calculate the allowable rent increase, multiply the tenant’s base rent by .017. For example, if the tenant’s base rent is $2,000, the annual increase would be calculated as follows: $2,000 x .017 = $34. The tenant’s new base rent would be $2,034 ($2,000 + $34).

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

L I ST E D & S O LD I N 202 3

2 Units in Dolores Heights

6 Units in Portola

2 Units in Cole Valley

4 Units in Parkside

2 Units in Nob Hill

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8 Units in NOPA

6 Units Lower Pac Heights

4 Units in Haight Ashbury

2 Units in the Richmond

4 Units in SOMA

$3,562,500

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4 Units in SOMA

6 Units in Alamo Square

8 Units in Noe Valley

3 Units in the Inner Sunset

4 Units in the Richmond

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$2,500,000

$2,190,000

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24 Units in NOPA

2 Units in the Lake District

4 Units nits in Noe Vall Valley

2 Units in n the Inner Sunset S

2 Units in Ashbury Heights

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

List. Market. Sell. L

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

ALLISO N C HAPLE AU

The Chapleau Group

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

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Rebecca

SF APARTMENT Meye ersMAGAZINE Sta | FEBRUARY 2024 9 Stack

SFAA LANDLORD EXPO Come join SFAA and local rental property owners for a free educational event covering all things multifamily housing. Attendees will learn all about the latest trends, products, and services in the multifamily housing industry. Consult with legal and management professionals, get to know service providers, improve

beneÅt is the ability to update the forms instantly when edits are required due to a sudden change in law or policy. As such, we encourage all of you to transition to the digital version sooner rather than later. We also recommend you use the many California Apartment Association (CAA) forms available to SFAA members, which are already in digital format and accessible through both the SFAA and CAA websites. The digital version of the lease will be available to SFAA members only for $30 (one-time use) at sfaa.org.

\RXU RYHUDOO HσHFWLYHQHVV DW WKH IUHH educational classes, and meet peers in the San Francisco rental property market. The event is free! WHEN: Wednesday, March 27, 2024 12:00 p.m. to 4:30 p.m. WHERE: Fort Mason Center, Gallery 308 For more information on the expo or to become a sponsor, contact

vanessa@sfaa.org.

Annual increases must be calculated only on the tenant’s base rent, which does not include capital improvement passthroughs or bond measure passthroughs. Rent increases cannot be “rounded up” to the nearest dollar. For more information, visit the San Francisco Rent Board website at sfrb.org, or call them at 415-252-4600. For a history of all allowable increases and e‫ٺ‬ective periods, turn to page 41.

To access SFAA’s 2024 Residential Tenancy Agreement online, click “Online Lease Access” under the “Resources” tab on the SFAA website. After you submit payment, you’ll receive a link to the lease agreement, hosted by DocuSign. Click the link to Åll out the agreement. Once you’ve Ålled it out, you can either save it or print it. DocuSign will also email you a copy of your Ålled-out agreement. If you have questions, please contact Gershay Castenada at gershay@sfaa.org or 415-255-2288 ext. 117, or Maria Shea at maria@sfaa.org or 415-255-2288 ext 110. 0UMVYTHS 9L]PL^ +LHKSPUL·4HYJO

If you believe your property’s assessed value is higher than the market value, you may request an Informal Assessment Review before March 31, 2024. This applies to single-family dwellings, residential condominiums, townhouses, live-work lofts, and cooperative units. We’ve heard from quite a few members who Ålled out the form and ended up saving thousands on their tax bill. Why not give it a shot?

SFAA Lease Going Digital

The San Francisco Apartment Association’s 2024 Residential Tenancy Agreement is transitioning away from print—along with the other SFAA forms. This is most likely the last year SFAA will provide printed copies of the lease for members. There are numerous reasons for providing a digital format. One immediate

10 FEBRUARY 2024 | SF APARTMENT MAGAZINE

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

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SFAA’s o‫ٻ‬ce is open Monday through Friday. Members are welcome to come into the o‫ٻ‬ce to pick up rental forms or for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Because SFAA’s sta‫ ٺ‬is currently on a hybrid schedule, please call the SFAA o‫ٻ‬ce to conÅrm your lease order and make an appointment for counseling whenever possible. All SFAA sta‫ ٺ‬members are available to assist you every day of the week. Rental forms can be accessed online at sfaa. org. The best way to have your questions answered is by calling the o‫ٻ‬ce at 415255-2288 and, if needed, selecting a sta‫ٺ‬ member’s extension. Questions can also be submitted via email to MemberQuestions@sfaa.org. And just a friendly reminder: timely payment of membership dues is the best way to help the association help you.

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SF APARTMENT MAGAZINE | FEBRUARY 2024 11

COLUMN

COURT TALK

Fair & Square written by FR IED, WILLIAMS & GR ICE CONNER ATTOR NEYS

Be wary of crafting agreements to skirt landlord-tenant restrictions. *HZ[HPJ :[\KPVZ 33* ] Wonderland Studios LLC

Castaic and Wonderland entered an agreement under which Castaic granted Wonderland the exclusive right to use certain commercial property. The agreement said it was a license agreement and that Castaic retained legal possession and control of the premises. The agreement provided it was to be governed by contract law and not landlord-tenant law. Wonderland defaulted, and Castaic Åled an unlawful detainer (UD) action seeking possession of the premises. The trial court ruled that Castaic waived its right to sue for unlawful detainer. The agreement said it was not a lease or any other interest in real property. Instead, it was a contractual arrangement that created a revocable license. The licensor retained legal possession and control of the premises.

of UD and that it has no relationship with Wonderland that would allow Castaic to pursue a UD. And even if Castaic could state a claim under the UD statute, Castaic failed to comply with the statutory notice requirements of CCP 1161(1). On appeal, Castaic argued that the agreement did not preclude UD actions despite designating contract law and disavowing landlord-tenant law as the governing law. The Court of Appeal said that Castaic’s position conÆicted with two important principles: 1) the parties have the power to determine the terms of their contractual engagements, and 2) other than a law established for a public reason, any person may waive the advantage of a law intended for his beneÅt. The Court saw no public reason that would prohibit a landowner from agreeing to waive the UD remedy.

between landlords and tenants over the right to possess real property. The judgment was a‫ٻ‬rmed on the basis that Castaic waived any right it may have had to bring a UD action against Wonderland. In eviction control jurisdictions, a landlord might avoid just cause for eviction laws by characterizing a tenancy as a licensor-licensee relationship. This won’t work because of the multitude of landlord-tenant laws that establish tenancy rights that cannot be waived as a matter of public policy. In the commercial context, it is possible for owners to craft a license and avoid some of the restrictions of a landlord-tenant relationship. The Court of Appeal didn’t say that a UD action isn’t available to recover possession after a license is terminated. Commercial landowners shouldn’t waive their rights to Åle a UD after the termination of the license. Castaic went too far in drafting an agreement that sought to avoid all aspects of landlord-tenant law. That was a mistake. ¸+li‫ٺ‬orL -. FrieL

The agreement says that Castaic had the right to terminate the agreement upon a default, and when the agreement terminates, the license is revoked. If Wonderland defaults, Castaic had the right to cease providing access to the premises without notice or legal process and had the right to terminate Wonderland’s rights. Castaic Åled a UD seeking possession and unpaid rent. The trial court ruled that Castaic waived its right to pursue the remedy

12 FEBRUARY 2024 | SF APARTMENT MAGAZINE

Castaic pointed out that the UD remedy extends to licensor-licensee relationships as set out in CCP 1161(1). Therefore, the UD statute does not qualify as a landlord-tenant law. Not a crazy argument, considering many owners Åle UDs where a license has been terminated. In interpreting the agreement, the Court gave the words the parties used in their ordinary and popular meaning. The Court ruled that UDs primarily concern landlord-tenant relationships and exist to resolve disputes

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This decision addresses whether landlords have a fundamental substantive due process right under the 14th Amendment of the U.S. Constitution to deny tenancy to someone based on their criminal history. The 14th Amendment guarantees all citizens equal protection of the laws. Chong and Marilyn Yim own a triplex in Seattle, Washington. They and their three children reside in one unit, and they rent the other two. They were

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concerned about sharing their property with tenants who may pose safety risks for them and their children. Seattle’s Fair Chance Housing Ordinance prohibits landlords from inquiring about the criminal history of current or potential tenants and from taking adverse action, such as denying tenancy, against them based on that information. The Yims challenged Seattle’s ordinance, alleging that the law’s prohibition against “inquiring” regulated their right to free speech and substantive due process. The district court found that the ordinance regulates speech, not conduct, and that the speech it regulates is commercial speech. The district court held that the ordinance was constitutional as a “reasonable means of achieving the City’s objectives and does not burden substantially more speech than is necessary to achieve them.” On appeal, the 9th Circuit Court ruled that Seattle’s prohibition against “inquiring” impinged upon the 1st Amendment rights of landlords because it regulates free speech by completely banning any discussion between landlords and prospective tenants about criminal history. The 9th Circuit Court rejected the landlords’ argument that their substantive due process rights were violated by Seattle’s prohibition against landlords denying tenancy to someone based on their criminal history. The Court held that landlords do not have a fundamental right to exclude prospective tenants.

individual’s criminal history or criminal background check as part of the rental housing advertising, application, tenant selection process, or decision-making. Under Yim v. City of Seattle, these local ordinances may be found to impinge on landlords’ 1st Amendment rights. —Rowena Gargliacana (YRHKP 9HaV\TV]P[JO ] /\KZVU (]LU\L 33*

Plainti‫ ٺ‬Åled a complaint for negligence and premises liability against his landlords, the owners of his apartment building, as well as the entities who manage the building (Defendants) in which the plainti‫ ٺ‬was a residential tenant. Defendants moved for summary judgment, arguing that Plainti‫ ٺ‬did not establish Defendants owed him a duty of care or that their alleged breach of that duty caused his injuries. The trial court agreed on both issues and granted summary judgment. Plainti‫ ٺ‬appealed. Background

When locked out of his apartment one evening, Plainti‫ ٺ‬used the open access to the roof of his building and attempted to enter his apartment by lowering himself from the open roof onto his upper-Æoor apartment balcony. Unfortunately, he was unsuccessful: he slipped while on the roof and fell onto a landing several stories below. He sustained severe injuries.

On September 26, 2023, the plainti‫ٺ‬s Åled a Petition for Writ of Certiorari with the U.S. Supreme Court. The plainti‫ٺ‬s presented the question: Does Seattle’s restriction on private owners’ right to exclude potentially dangerous tenants from their property violate the 14th Amendment’s Due Process Clause? Our high court has not yet decided to review this case.

Plainti‫ ٺ‬asserted that the landlords were responsible for his injuries because they (1) did not su‫ٻ‬ciently restrict access to the building’s roof, (2) had not placed any warnings about the dangers of anyone trying to access the roof, (3) had not placed su‫ٻ‬cient barriers around the roof perimeter, and (4) had not placed an alarm or other device on the roof access door to warn building management that someone was trying to access the roof.

San Francisco, Berkeley, and Oakland have fair chance ordinances that prohibit landlords from asking about or using an

Defendants Åled a motion for summary judgment. In opposition, Plainti‫ٺ‬ submitted a declaration stating that his

14 FEBRUARY 2024 | SF APARTMENT MAGAZINE

apartment building did not have an onsite property manager on the night of his injury, nor did the building have a twenty-four-hour emergency number for him to call for assistance. Plainti‫ ٺ‬argued that had there been an on-site manager or a twenty-four-hour telephone number, he would not have tried to access his apartment through the roof. Plainti‫ ٺ‬stated in his declaration that, had the door to the roof been alarmed, he would not have opened it, and had there been warning signs, such as those stating that the roof was for use in emergencies and for authorized personnel only, he would not have gone onto the roof. In support of their motion, Defendants submitted a declaration from an architect, stating that, based on the architect’s review of the apartment building’s plans and inspection of the construction, the building appeared to comply with all applicable codes with regard to the roof of the building and access to the roof of the building. Defendants also submitted the declaration of an (o‫ٺ‬site) building manager, who stated that there had been no complaints of injuries or other incidents stemming from any access to the use of the roof before Plainti‫’ٺ‬s injury, and there was no prior knowledge or notice that anyone would ever consider a maneuver similar to what Plainti‫ ٺ‬attempted to do that night in question, for any reason. Court’s Ruling

The Appellate Court determined that the underlying trial court had erred in granting the Defendants’ motion because (1) the Defendants had not established, as a matter of law, that they owed no duty of care to the Plainti‫ٺ‬, and (2) that there existed triable issues of material fact, such as whether the landlord had breached any duties of care that caused the Plainti‫’ٺ‬s injuries.

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SF APARTMENT MAGAZINE | FEBRUARY 2024 15 W W W. M AV E N P R O P E R T I E S . C O M

COLUMN

RENT BOARD REDUX

Seal the Deal written by THE SA N FR A NCISCO R ENT BOA R D

If a tenant backs out of a verbal agreement, a landlord doesn’t have much recourse. Editor’s Note: The following San Francisco Rent *oarL cases are real though they have been eLiteL for space anL clarity. They have been selecteL to highlight some of the more interesting cases that the *oarL revieweL at its recent commission meetings. For full Rent *oarL agenLas anL minutes please visit sfrb.org. )SVJR VM [O (]LU\L

The tenants’ petition alleging decreased housing services was granted in part and the landlord was found liable for decreased housing services and utility overpayments in the total amount of $4,259.80. The decreased housing services in question involved mold, solar panels, and laundry services. On appeal, the landlord claims that the decision is unfair, that the mold was not a concern at the property, that she allowed the tenants’ use of the laundry machines as a voluntary courtesy, and that the tenants agreed to pay the monthly solar panel charge.

the solar payments. She stated that although this agreement was verbal, it was binding because the tenants paid the solar costs for some time. She also stated that while the tenants’ lease requires them to pay 50% of the building utility costs, they only pay 30%. The landlord told the Board that the law beneÅts tenants, not landlords. She stated that property owners pay a lot of taxes to the government, and asked the Board to explain what rights they have. The friend of the landlord stated that the landlord is asking the Board to consider her appeal. She stated that the landlord wants to work with the tenants and is willing to install a coinoperated washing machine to “Ånd a solution.” She also reiterated that the tenants are paying less than their required share of the utilities. ,ecision" To Leny the appeal - . 3400 Block of Divisadero Street

The landlord told the Rent Board that the tenants’ petition was without merit because the tenants received the beneÅt of solar power and agreed to pay for it. A friend of the landlord stated that she wanted to speak on behalf of her friend. She stated that the landlord and tenants agreed that since the solar panels would reduce their utility costs, the tenants would contribute to

16 FEBRUARY 2024 | SF APARTMENT MAGAZINE

The tenant’s petition alleging decreased housing services was initially denied. The Administrative Law Judge (ALJ) found that the tenant failed to meet his burden of proving that tandem use of his parking space was a housing service provided by the landlord at the inception of the tenancy. The tenant appealed the ALJ’s decision, and at a following meeting, the Board voted to accept the appeal

and remand the case for the ALJ to consider the tenant’s new evidence on appeal. In the remand decision, the ALJ granted the tenant’s petition, and the landlord was found liable in the amount of $43.56 per month for the loss of tandem parking. On appeal of the remand decision, the tenant argues that the ALJ undervalued his claim, and that the landlord should be compelled to either reinstate the service or provide him a replacement parking space. The landlord also appeals the remand decision, claiming that the initial decision was correct and that tenant’s evidence on appeal was uncompelling. The attorney for the landlord stated that none of the tenant’s witnesses were present at the time the tenancy commenced nor have any direct knowledge concerning the parties’ initial parking agreement. He argued that none of the new evidence submitted by the tenant on appeal should have changed the original decision, and that the tenant’s requested rent reduction is excessive and amounts to a request for civil damages that cannot be awarded by the Rent Board. The tenant stated that the ALJ correctly determined that tandem parking was a housing service included in his initial rent, but erred in their determination of the value of that service. He told the Board that the landlord should be ordered to either provide him a replacement parking space or reinstate his right to tandem parking in his current space. He also stated that the landlord prohibited tandem parking in his space merely to harass him, and that the ALJ gave the landlord a tremendous award by only reducing his rent by $43.56 per month.

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He stated that three things were wrong with his landlord’s attorney’s comments. He said that management told him his parking spot was unique at the time he moved in, and that his parking spot is the only one that isn’t visually delineated. ,ecision" MSF" To Leny the tenant¼s appeal anL to accept the lanLlorL¼s appeal to upholL the original Lecision - . MS+" To Leny both the lanLlorL¼s anL the tenant¼s appeals - . )SVJR VM )H` :[YLL[

Ways to Connect. Email SFAA at MemberQuestions@sfaa.org to have your questions and concerns promptly addressed, VY JHSS [OL VɉJL H[ @V\ JHU HSZV MVSSV^ [OL OHWWLUPUNZ VM `V\Y MLSSV^ :-(( TLTILYZ HUK ÄUK V\[ [OL SH[LZ[ PU [OL PUK\Z[Y` I` JVUULJ[PUN ^P[O :-((

࠮ Email SFAA at MemberQuestions@sfaa.org ࠮ Follow SFAA on Twitter at twitter.com/SFAptAssoc ࠮ Follow SFAA on Linkedin ࠮ Follow @SFaptmagazine on Instagram

The tenant told the Board that he opposed his landlord’s capital improvement petition and believes the substantive reasons for his objections were not fully addressed in the ALJ’s previous decision. He stated that he presented evidence that the work performed by the landlord was merely cosmetic in nature and should be considered “gold plating” and not permitted as a capital improvement passthrough to the tenants. He also stated that although many long-term tenants are lower income and paying below market rent, the new owner wants to turn the property into a luxury complex. The landlord’s petition seeking certiÅcation of capital improvement costs was partially granted for passthrough to Åfty-Åve units. One tenant appealed, contending in part that the work was unnecessary and provides unequal beneÅt to the tenants, that the work was more costly than necessary, and that the work was performed for the purpose of marketing vacant units for higher rent. The Board denied the tenant’s appeal, and he asked them to reconsider. He said he’d read Section 7.15(c) of the Rent Board’s Rules and Regulations regarding “luxury” item work and that the landlord did not provide evidence in response to the tenants’ objections. He said all the work performed by the landlord was cosmetic, and restated that the landlord is trying to convert the property into a luxury building to get more rent. ,ecision" To Leny the appeal - . The above information was reprinteL from the Rent *oarL website. For more information visit Sfrb.org.

18 FEBRUARY 2024 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | FEBRUARY 2024 19

In Poll

2023 marked San Francisco’s Årst year without any elections in recent memory. Now that we’re in the new year, San Francisco is looking toward two signiÅcant elections over the course of eight months, on March 5, 2024, and November 5, 2024. In last month’s issue of this magazine, we covered the election for seats on the governing body of the San Francisco Democratic Party (DCCC). We won’t do another deep dive on the March DCCC election in this issue, but please note: the DCCC election has been called “arguably the most critical election in San Francisco that no one’s heard of.” You can Ånd a link to the January issue of SF Apartment Magazine on SFAA’s website sfaa.org). The DCCC election is critical because DCCC members make inÆuential endorsements and recommendations to voters on candidates and ballot measures. With six members of the Board of Supervisors up for election in November of 2024—not to mention a number of ballot measures that could impact property owners—securing a moderate, reasonable DCCC body on Election Day in March will give a fundraising edge to candidates for Supervisor in November, in addition to the valuable “Democratic Party endorsement” that can often push a candidate to success in a hotly contested election. You can Ånd SFAA’s endorsed slate of DCCC candidates, called the “Democrats for Change,” on page 24. To ensure you’re eligible to vote for the Democrats for Change slate, you must be a registered Democrat at least Åfteen days before Election Day on March 5. If you’d like to be eligible to vote for the DCCC slate and aren’t sure that you’d like to be registered as a Democrat for the November 2024 election, you can always change your party preference later. Let’s move on to the rest of the March 5, 2024 ballot. Aside from the critical DCCC election, the March ballot will feature seven ballot measures, candidates for two Superior Court Judge seats, and the primary election for

20 FEBRUARY 2024 | SF APARTMENT MAGAZINE

Text by CH A R LEY GOSS

With public safety, the transfer tax, and multiple seats on the line, the March 5 election is critical for San Franciscans. representation in the United States Congress, the State Senate, and the State Assembly. Those seats are currently occupied by Nancy Pelosi, Scott Wiener, and Matt Haney, respectively. While we won’t be able to cover every candidate and issue in the March election in this article, SFAA’s complete list of recommendations is on page 24. The SFAA slate card will also be emailed to members this month and early March. When voting for judges on Election Day, voters often just vote for the incumbent judge or simply skip the question altogether. However, when there’s a contested election for a judge’s seat, your vote can be impactful. Superior Court Judges are on the front lines of our criminal court system. A key reason our city has been unable to address our open-air drug markets or property crime is the decisions that Superior Court Judges have made in releasing repeat drug dealers. Over the past year, District Attorney Brooke Jenkins has Åled over three hundred motions to detain repeat drug dealers as they await a fair trial—nearly 90% of those motions have been rejected by judges. Over Åve hundred individuals charged with felony drug dealing have been released by judges—and later failed to show up for their court date. Two incumbent judges on the ballot this year have long track records of releasing repeat o‫ٺ‬enders: Judge Michael Begert and Judge Patrick Thompson. They are being challenged by Chip Zecher, a director at UC Law SF (formerly UC Hastings), and Jean Myungjin Roland, a veteran prosecutor. We encourage you to vote for the challengers Chip Zecher and Jean Myungjin Roland to restore safety to our city and trust in our courts. Below, we’ll cover the ballot measures that voters will be asked to weigh in on in March. 7YVWVZP[PVU (·(ɈVYKHISL /V\ZPUN )VUK SFAA Recommendation: No Position

Proposition A, a bond for a‫ٺ‬ordable housing, would allow the City to borrow up to $300 million by issuing general obligation bonds. The bond measure provides that up to

SF APARTMENT MAGAZINE | FEBRUARY 2024 21

$240 million would be used to construct, develop, acquire, or rehabilitate new rental housing, including senior housing, workforce housing, and extremely low-income, very low-income, and lower-income households. Up to $30 million would be used in the same way for lower-income and moderate-income households. An additional amount of up to $30 million would be used for extremely low-income, very low-income, and lower-income households experiencing street violence, domestic violence and abuse, sexual abuse and assault, human tra‫ٻ‬cking, or other trauma related to homelessness.

Advocates of the measure indicate that conversions of commercial buildings to residential can only be Ånancially feasible if the transfer tax is waived for properties. SFAA strongly believes that a revitalized downtown will help improve San Francisco’s economy and job market, thus helping fuel apartment demand citywide. Additionally, if voters are included to adjust the City’s transfer tax once, it is our hope that the City will be more willing to revisit its recent increases to the transfer tax for all properties. San Francisco’s transfer tax is now the highest in the nation. The SFAA PA+ recommenLs a A-S vote on Prop +.

While City policy is to limit the amount of money it borrows by issuing new bonds only as prior bonds are paid o‫ٺ‬, an increase in the property tax would be allowed if needed. Prop A provides that residential landlords would be permitted to pass through up to 50% of any resulting tax increase to their tenants. This measure would require two-thirds approval to pass. Notably, the City’s last general obligation bond to fund public transit did not pass. The SFAA PA+ has not taSen a position on the A‫ٺ‬orLable 0ousing *onL measure. 7YVWVZP[PVU )·7VSPJL 6ɉJLY :[HɉUN 3L]LSZ Conditioned on Future Tax Funding SFAA Recommendation: NO

Seeking to address the San Francisco Police Department’s chronic sta‫ٻ‬ng shortage, in late 2023, Supervisor Matt Dorsey led an e‫ٺ‬ort to recruit new police o‫ٻ‬cers to fully sta‫ ٺ‬the Department by providing funds to align hiring bonuses with those in neighboring cities. That e‫ٺ‬ort was sabotaged by some members of the Board of Supervisors during the legislative process; they changed the proposal so that funds to increase police sta‫ٻ‬ng could only be allocated if voters approved additional taxes. In other words, residents could only hope to have a fully sta‫ٺ‬ed SFPD if they approved and paid for new tax measures in the future. This ridiculous idea—that residents should have to pay additional fees to have an adequately sta‫ٺ‬ed police force—is political gamesmanship at its worst. SFAA members are encourageL to vote N7 on Proposition *. Proposition C—Real Estate Transfer Tax Exemption HUK 6ɉJL :WHJL (SSVJH[PVU SFAA Recommendation: YES

Proposition C proposes an exemption from the City’s transfer tax the Årst time a property is transferred after being converted from commercial use to residential use—as long as the property owner receives permission to convert the property before January 1, 2030. The exemption would only be available for up to Åve million square feet of converted properties. The measure is part of an e‫ٺ‬ort to repurpose the glut of vacant commercial buildings in the Ånancial district. It also seeks to revitalize downtown San Francisco with the potential for a mixed-use district with homes, commercial space, and retail storefronts.

22 FEBRUARY 2024 | SF APARTMENT MAGAZINE

Proposition D—Changes to Ethics Laws SFAA Recommendation: No Position

An e‫ٺ‬ort to strengthen City ethics laws comes in Proposition D, after a wake of ethics and federal investigations involving City department heads and employees. At 133 pages long, this ballot measure aims to change City ethics laws by expanding the types and sources of gifts that City o‫ٻ‬cers and employees are prohibited from accepting, amending the City’s deÅnition of bribery, requiring City department heads to report additional information about gifts to their department, and creating a uniform set of rules for prohibited activities for all City employees. Additionally, the measure requires City employees with decision-making authority to complete annual ethics training, and it allows for monetary penalties when City o‫ٻ‬cers and employees fail to make required disclosures about their personal, professional, or business relationships. While voters may be enticed to approve Prop D after the federal investigations into Department of Public Works Director Mohammad Nuru, it’s unlikely that the rules proposed under Prop D would have deterred any of the illegal activity. The SFAA PAC has not taken a position on Prop D. Proposition E—Police Department Policies and Procedures SFAA Recommendation: YES

Propositions E and F can be seen together as part of Mayor London Breed’s package to address public safety and concerns over widespread drug use in San Francisco. Prop E—the Police Department Policies and Procedures measure—makes a number of reforms to SFPD policies and the SF Police Commission. Prop E would reduce some recordkeeping and reporting requirements, with the goal that patrol o‫ٻ‬cers spend no more than 30% of their time on administrative tasks; as well as raise the threshold for use-of-force reports so that they are only required to be Åled when the use of force physically injures somebody or if the o‫ٻ‬cer pointed a Årearm at a person or used a Årearm. These changes aim to limit the administrative duties of police o‫ٻ‬cers so they’re able to spend more time on their patrols in our neighborhoods. Additionally, Prop E changes existing SFPD policy around vehicle pursuits: The measure would allow o‫ٻ‬cers

Is Your Building

COMPLIANT? SAN FRANCISCO FIRE CODE 1103.7.6.1 Didn’t make the deadline? No o worrie worries! rie es!

WE CAN HELP! BUT…DON’T WAIT TAKE T ACTION NOW!

BEFORE

AFTER

Authorized Distributor of

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SFAA SLATE CARD ELECTION DAY: MARCH 5, 2024 United States Representative, District 11: Nancy Pelosi State Senate, District 11: Scott Wiener State Assembly, District 17: Matt Haney State Assembly, District 19: Catherine Stefani Superior Court Judge, Seat 1: Chip Zecher Superior Court Judge, Seat 13: Jean Myungjin Roland DEMOCRATIC COUNTY CENTRAL COMMITTEE ASSEMBLY DISTRICT 17 (Vote for All Candidates) Lily Ho

Cedric Akbar Carrie Barnes

Peter Lee

Trevor Chandler

Bilal Mahmood

Matt Dorsey

Joe Sangirardi

Michael Lai

Nancy Tung

Laurance Lee

Lyn Werbach

Emma Heiken

Luis Zamora

DEMOCRATIC COUNTY CENTRAL COMMITTEE ASSEMBLY DISTRICT 19 (Vote for All Candidates) Michela Alioto-Pier Sara Barz Dan Calamuci Mike Chen Lanier Coles Parag Gupta Marjan Philhour Brian Quan Catherine Stefani

to chase someone they believe is committing a felony or violent misdemeanor. Lastly, the measure allows SFPD to install public surveillance cameras and use drones and facial technology to help Åght crime. The SFAA PAC believes these reforms will give police more time on the streets and more tools to actively address crime in San Francisco. At a time when many resiLents are becoming victims of all sorts of crimes in San Francisco anL the perception of public safety arounL the City is at an all-time low the SFAA PAC recommenLs a A-S vote on Prop -. Proposition F—Illegal Substance Dependence Screening and Treatment SFAA Recommendation: YES

Existing state law requires every county in California to provide public assistance programs for poor, single adults under sixty-Åve. San Francisco’s public assistance program is known as the County Adult Assistance Program, or CAAP. Through CAAP, recipients receive around $700 per month. All CAAP recipients are currently entitled to full beneÅts, and much has been written about whether homeless individuals travel to San Francisco because of its lenient policies around drug use and the generous public assistance and social services.

Jade Tu

Proposition A

(ɈVYKHISL /V\ZPUN )VUK

NO POSITION

Proposition B

7VSPJL 6ɉJLY :[HɉUN 3L]LSZ *VUKP[PVULK on Future Tax Funding

Proposition C

Real Estate Transfer Tax Exemption and 6ɉJL :WHJL (SSVJH[PVU

YES

Proposition D

Changes to Local Ethics Laws

NO POSITION

Proposition E

Police Department Policies and Procedures YES

Proposition F

Illegal Substance Dependence Screening and Treatment for Recipients of City Public Assistance

YES

Proposition G

6ɈLYPUN (SNLIYH [V ,PNO[O .YHKLYZ

YES

Proposition F aims to address San Francisco’s fentanyl crisis and open-air drug use problems by limiting CAAP recipients. Prop F proposes to require anyone who receives these beneÅts to be screened for substance use disorder if the City reasonably suspects the person to be dependent on illegal drugs. If screening indicates that a recipient may be dependent on illegal drugs, the City will provide a professional evaluation and may refer the individual to an appropriate treatment program. If that program is available at no cost, the recipient would be required to participate to continue receiving monthly CAAP beneÅts.

SLATE CARD IS FOR SFAA MEMBERS ONLY In Poll Position… continued on Page 52

24 FEBRUARY 2024 | SF APARTMENT MAGAZINE

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7n the

Written by M A RGA R ET J. GROVER

CLOCK The California legislature is no longer focused on passing laws relating to the COVID-19 pandemic. It has resumed its e‫ٺ‬orts to provide employees with enhanced job protections and to create family-friendly workplaces. Some of the key employment laws that became e‫ٺ‬ective on January 1, 2024, are described in this article. Employers must ensure that their policies and procedures are fully compliant with the new laws. Increased Sick Leave

California employees are now entitled to the greater of forty hours or Åve days of paid sick time each year, with no questions asked. Employers can grant sick leave using an accrual method, under which the employee must earn at least one hour of paid sick leave for each thirty hours of work. Using the accrual method, the employer may cap accrual at eighty hours or ten workdays, whichever is longer. Accrued time must carry over from year to year. State law also allows employers to grant sick leave up front, making the full fortyhour Åve-day allocation available at the beginning of a year-long period. Under this method, the time does not carry over from year to year, but employees get a new grant at the beginning of each year. A version of the upfront grant is available in San Francisco, Oakland, and other jurisdictions with local ordinances requiring accrual. Under these ordinances, if the employer grants time upfront, they must also track the employee’s hours and begin to accrue sick leave once the employee has worked su‫ٻ‬cient time to accrue the upfront grant of sick leave. For example, if an employee accrues sick leave at the minimum rate of one hour for every thirty hours worked, they will accrue forty hours of paid sick time when they have worked 1,200 hours. The employer could grant forty hours of sick leave up front, but then would have to begin accruing sick leave after that employee has worked 1,200 hours. The California Department of Industrial Relations has published a new sick leave poster, which is available at Lir.ca.gov. You can download and print the poster on regular 8 ½” x 11” paper, or make copies of the poster, which can also be found on page 30 of this magazine. Reproductive Loss Leave

The California Fair Employment and Housing Act, which applies to employers with Åve or more employees, now requires employers to provide reproductive loss leave. Employees who experience a failed adoption, failed surrogacy, miscarriage,

28 FEBRUARY 2024 | SF APARTMENT MAGAZINE

The new employment laws for 2024 focus on sick leave, family-friendly workplaces, and anti-retaliation policy.

SF APARTMENT MAGAZINE | FEBRUARY 2024 29

Division of Labor Standards Enforcement

Labor ommissionerΖs Kffice

THIS POSTER MUST BE DISPLAYED WHERE EMPLOYEES CAN EASILY READ IT (Poster may be printed on 8 ½” x 11” letter size paper)

HEALTHY WORKPLACES/HEALTHY FAMILIES ACT CALIFOR1IA PAID SICK LEAVE DV DPHQGHG HIIHFWLYH / / Entitlement: x

An employee who, on or after July 1, 2015, works in California for 30 or more days within a year from the beginning of employment is entitled to paid sick leave.

Paid sick leave accrues at the rate of one hour per every 30 hours worked, paid at the employee’s regular wage rate. Accrual shall begin on the first day of employment or July 1, 2015, whichever is later. Accrued paid sick leave shall carry over to the following year of employment and may be capped at 0 hours or 10 days.

An employer can also provide 5 days or 0 hours, whichever is greater, of paid sick leave up front at the beginning of a 12 month period. 1o accrual or carry over is reTuired.

2ther accrual plans that meet specified conditions, including P72 plans, may also satisfy the reTuirements.

Usage: x

An employee may use paid sick days beginning on the 90th day of employment.

An employer shall provide paid sick days upon the oral or written request of an employee for themselves or a family member for the diagnosis, care or treatment of an existing health condition or preventive care, or specified purposes for an employee who is a victim of domestic violence, sexual assault, or stalking.

An employer may limit the use of paid sick days to 0 hours or five days, whichever is greater, in each year of employment.

Retaliation or discrimination against an employee who requests paid sick days or uses paid sick days or both is prohibited. An employee can file a complaint with the Labor Commissioner against an employer who retaliates or discriminates against the employee. For additional information you may contact your employer or the local office of the Labor Commissioner. Locate the office by looking at the list of offices on our website http://www.dir.ca.gov/dlse/DistrictOffices.htm using the alphabetical listing of cities, locations, and communities. Staff is available in person and by telephone.

DLSE Paid Sick Leave Posting

30 FEBRUARY 2024 | SF APARTMENT MAGAZINE

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

SF APARTMENT MAGAZINE | FEBRUARY 2024 31

stillbirth, or an unsuccessful assisted reproduction are entitled to take up to Åve days o‫ ٺ‬following the reproductive loss. The time o‫ ٺ‬must be taken within three months of the reproductive loss. If an employee experiences multiple reproductive losses, they may take multiple reproductive loss leaves. However, the employer is not obligated to provide more than twenty days of reproductive loss leave within a twelve-month period. Reproductive leave is generally unpaid time o‫ٺ‬. However, if an employer has an existing policy providing paid time o‫ٺ‬ for reproductive loss, the employer must continue to provide time o‫ ٺ‬under that policy. Employees are entitled to use vacation, accrued paid sick leave, personal time, or other paid time o‫ ٺ‬to be compensated during the reproductive loss leave. Enhanced Anti-Retaliation Protection

The California Labor Code prohibits employers from retaliating against employees who engage in protected activity, such as asserting their workplace rights, disclosing information regarding a possible violation of law, or protesting an employer’s actions. The employer need not actually be violating the law or denying the employee’s rights for the anti-retaliation protections to apply. Instead, anti-retaliation protections arise whenever the employee takes action because they have reasonable cause to believe that the employer is violating the law. Prohibited retaliation includes discipline, termination of employment, threats of termination, suspension, or other adverse actions that would deter employees from reporting possible unlawful activity in the workplace. Retaliation claims often focus on the amount of time that has passed between the employee’s protected action and the allegedly retaliatory action. When there is a longer time between the protected act and the discipline or other adverse action, it is less likely that a jury will conclude that retaliation has occurred. The new law provides a rebuttable presumption

32 FEBRUARY 2024 | SF APARTMENT MAGAZINE

that any discharge, threat of discharge, demotion, suspension, or other adverse action that occurs within ninety days of the employee’s protected activity is retaliation. If the employer has not carefully documented its reasons for any discipline or termination within ninety days of a complaint, it may be very di‫ٻ‬cult to defeat a retaliation claim. Minimum Wage Increase

The minimum wage in California has increased to $16 per hour. As a result of this increase, the minimum salary to be an exempt employee in California is now $66,560, even if the employee works part-time. Any employee not earning a salary of at least $66,560 must be treated as non-exempt and paid overtime for any time worked in excess of eight hours per day or forty hours per week. Covered exempt computer professional employees must be paid a minimum of $55.58 per hour, or $115,763.35 in annual salary. On April 1, 2024, the minimum wage for covered fast food restaurant employees will increase to $20.00 per hour. A similar increase will become e‫ٺ‬ective for certain healthcare facility employers on June 1, 2024. Employers must also be aware of local ordinances that provide higher minimum wages. San Francisco’s minimum wage is currently $18.07 per hour and will increase on July 1, 2024. Many other Bay Area cities have established minimum wage levels, including the following: Alameda, $16.52; Berkeley, $16.07; Emeryville, $18.67; Oakland, $16.50; Richmond, $17.20; San Jose, $17.55; Santa Rosa, $17.45; Sunnyvale, $18.55. This is not a complete list. If you have an employee who works in another location and earns minimum wages, be sure to verify the required wages for that jurisdiction. The information containeL in this article is general in nature. Consult the aLvice of an attorney for any speciÅc problem. Margaret Maggie 2. Grover is a meLiator investigator anL counselor at Grover Workplace Solutions. She can be reacheL at - - .

601 Montgomery Street • Suite 400 San Francisco, CA • 94111 info@zfplaw.com • zfplaw.com 415.956.8100

San Francisco’s premier real estate law ﬁrm has been advancing the rights of property owners for over two decades. Contact us for your real estate legal needs, and scan the QR code to subscribe to our monthly newsletter. SF APARTMENT MAGAZINE | FEBRUARY 2024 33

COLUMN

LEGAL Q&A

Security Obscurity written by VA R IOUS AUTHORS

Read up on current security deposit legislation and recommendations before deducting funds. Q. ( MVYTLY [LUHU[ PZ Z\PUN TL have the right to be present at this

MVY OPZ ZLJ\YP[` KLWVZP[ YLM\UK Is there anything I can do to WYLWHYL MVY [OPZ OLHYPUN ILZPKLZ documenting the damage?

A. This question warrants a brief

review of the security deposit rules and the processes required when residents vacate. Beginning July 1, 2024, most housing providers may only request one month’s rent as a deposit, regardless of whether the residence comes furnished or unfurnished. In San Francisco, all residential security deposits except those collected for tenancies where the rent is assisted or subsidized by any government unit, agency, or authority earn annual interest that must be paid yearly after the Årst year of the tenancy at a rate that is determined by the Rent Board e‫ٺ‬ective March 1 of every year. Tenants must usually be given the right to have a pre-moveout inspection. When you receive or issue a notice terminating the tenancy, except when the tenancy is being terminated for a tenant-fault ground, such as nonpayment of rent or nuisance, the following should be transmitted to the departing residents in writing as required by California Civil Code Section 1950.5: “You have the option to request an initial inspection with the property manager before you vacate, and you

34 FEBRUARY 2024 | SF APARTMENT MAGAZINE

inspection. The purpose of this inspection is to allow you an opportunity to remedy identiÅed deÅciencies in order to avoid deductions from the security deposit. If requested by you, the property manager shall make an initial inspection at a reasonable time, but no earlier than two weeks before the termination of the tenancy. If you request an inspection, the parties shall attempt to schedule the inspection at a mutually agreeable date and time. If a mutual time is agreed upon for the inspection, the manager shall give at least 48 hours prior written notice to you of the date and time of the inspection. If a mutually agreeable time cannot be scheduled, the manager must give at least 48 hours’ written notice to you of the date and time for the inspection. You need not be present during the time of the inspection. You and the manager may agree to forgo the 48-hour prior notice by both signing a written waiver. The manager shall proceed with the inspection whether you are present or not unless you withdraw your request for the inspection. Based on the inspection, the manager must give you an itemized statement specifying repairs or cleaning that are proposed to be the basis of any legally permissible deduction from the security deposit. The itemized statement must include the actual text of speciÅed sections of the security deposit law. The statement must

be provided to you if you are present for the inspection or must be left by the manager inside the home if you are not present. You shall then have the opportunity during the period following the initial inspection until termination of the tenancy to remedy identiÅed deÅciencies, in a manner consistent with the rental agreement, in order to avoid deductions from the security deposit. The housing provider has the right to use the security deposit for deductions itemized in the statement that are not corrected by you, so long as the deductions are allowed by law. The manager is allowed to use the security deposit for (1) the default in the payment of rent; (2) the repair of damage to the apartment, exclusive of ordinary wear and tear, caused by you or your guests; (3) the cleaning of the apartment in order to bring this housing to the same level of cleanliness it was in at the inception of the tenancy; (4) the failure of you to restore, replace or return personal property or appurtenances; (5) damage to the apartment that occurred between completion of the initial inspection and termination of the tenancy; and (6) damage to the apartment that was not identiÅed by the manager during the initial inspection due to the presence of your possessions.” The deposit must then be returned, minus allowable deductions that are properly documented, within twentyone days after the resident leaves—unless the actual costs for repairs cannot be ascertained within that time, in which case a good faith estimate shall be provided with a Ånal assessment to follow once the costs are Åxed. Receipts and bills must accompany the disposition communication should the amount deducted exceed $125.

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CAA AND SFAA STRONGLY RECOMMEND AGAINST CHARGING PET RENT OR FEES. These charges aren’t clearly authorized by law, and it is uncertain, at best, what their status is in the context of allowed rent increases at properties subject to rent control. In addition, you may be required to reduce the rent/eliminate the fee if the tenant no longer has the pet. You may even have to refund the rent/fee if the pet becomes a support animal, which could mean losing out on a rent increase to which you are otherwise entitled. The rules and policies that CAA recommends appear in their pet addendum, which can be found here: caanet.org/pet-aLLenLum. Any other policies should be developed in consultation with your legal counsel. NOTE: California and federal fair housing laws prohibit charging pet rent, pet fees, pet deposits, or requiring pet insurance for support or service animals.

Hopefully, your former resident was given the right to have a pre-moveout inspection; you documented the apartment damage during this inspection; and then the repair costs incurred were communicated within twenty-one days after departure. If so, present this information to the small claims judge, who will decide whether these deductions were reasonable and whether you substantially complied with Section 1950.5. —Dave Wasserman

I charged a tenant an addi [PVUHS TVU[O [V OH]L H WL[ :OL ]HJH[LK HM[LY OLY VUL `LHY SLHZL LUKLK HUK 0 ^PSS ULLK [V YLWSHJL [OL JHYWL[ K\L [V KVN TLZZLZ *HU 0 ^P[OOVSK M\UKZ MYVT [OL ZLJ\YP[` KLWVZP[ VY JHU 0 UV[ ILJH\ZL VM the additional monthly charge?

In dealing with pets, it is best to Årst consider fair housing implications,

36 FEBRUARY 2024 | SF APARTMENT MAGAZINE

particularly if the tenant has a service animal. Under the Fair Housing Act, service animals are not subject to pet fees or restrictions, and attempting to charge extra for a service animal may constitute discrimination.

would be best to see if you could reach an agreement with your tenant instead on how to fairly restore your property for the enhanced “use” by their playmate.

If the property is subject to rent control, there would be limits on adding other charges (e‫ٺ‬ectively increasing the “base rent”) after the commencement of the lease (though, potentially parties could agree to a higher initial rate if the pet isn’t a service pet).

The information containeL in this article is general in nature. Consult the aLvice of an attorney for any speciÅc problem. Dave Wasserman is with Wasserman 7‫ٻ‬ces anL can be reacheL at - -! . Sierra McGinn Smith anL 2ustin A. GooLman are with Backs & FreeLman P.C. anL can be reacheL at -! - .

As far as deductions for damage, this would be governed by California Civil Code Section 1950.5, which outlines the rules regarding security deposits. While landlords can use the security deposit for cleaning and repairs beyond normal wear and tear, it’s crucial to demonstrate that the carpet damage resulted from the tenant’s pet. Clear documentation, such as photos or an itemized list of damages, will strengthen your case. Landlords often use refundable pet deposits as a protective measure against potential pet-related damages. The primary objective of these deposits is to serve as a Ånancial bu‫ٺ‬er for landlords, ensuring that any necessary repairs or cleaning resulting from issues related to pets can be adequately funded. But regardless of the label, this would still be considered “security deposit,” and so it is governed by the same limitations on deduction as well as the same limit on total amount of deposit. (Note, beginning July 1, 2024, AB 12 limits landlords who own more than four units from collecting more than one month’s rent for new tenancies, however denominated.) In your case, as the $50/month “charge” more closely resembles an ongoing obligation for occupancy (like rent) than a one-time deposit held to o‫ٺ‬set the cost of damage, the fact of this charge should not prevent you from deducting from the deposit in accordance with applicable law. That said, given the murkiness surrounding some of these issues, perhaps it

—Sierra McGinn Smith & 2ustin A. GooLman

Know Your Numbers! Turn to page 41 for updated information on allowable rent increases, security deposit interest and more.

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 meetLQJV DQG OHJDO SDQHOV DUH D EHQHðW MXVW for members, so make sure you are getting the most out of your membership and be sure to attend the next meeting. Email Maria with questions for the panel: maria@sfaa.org

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Prevent Fires.

Tape and Bag Lithium Batteries >OH[ ZOV\SK `V\ KV ^P[O VSK SP[OP\T IH[[LYPLZ& ( IPN WHY[ VM [OL HUZ^LY PZ JSLHY [HWL 6SK SP[OP\T IH[[LYPLZ TH` UV SVUNLY OH]L [OL WV^LY [V Y\U KL]PJLZ I\[ [OL` JHU Z[PSS YLSLHZL LULYN` [OV\NO [OLPY JVU[HJ[ WVPU[Z 3P[OP\T IH[ [LYPLZ [OH[ HYL UV[ [HWLK JHU JH\ZL ÄYLZ PU JVSSLJ[PVU [Y\JRZ HUK YLJ`JSPUN MHJPSP[PLZ HUK OHYT ^VYRLYZ ࠮

Place clear tape over the contact points of used SP[OP\T IH[[LYPLZ

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Put taped lithium batteries in a clear plastic bag, HUK ZLHS P[ ZO\[

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38 FEBRUARY 2024 | SF APARTMENT MAGAZINE

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

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

10/9/23 2:32 PM

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

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415-680-0023 SF APARTMENT MAGAZINE | FEBRUARY 2024 39

sfaa 2 2024calendar

sfaa

February

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40 FEBRUARY 2024 | SF APARTMENT MAGAZINE

:-(( VѝJL ^PSS IL JSVZLK 4VUKH`, -LIY\HY` PU VIZLY]HUJL VM 7YLZPKLU[»Z +H`.

join online at ZMHH VYN or call

ALLOWABLE RE RENT INCREASES

SFAA’S

TENANT SCREENING SERVICE ;/96<./ 05;,3309,5; :;,7 !

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

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INTEREST INTERE ON DEPOSITS

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

(46<5;

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

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

415-849-4400

SAN FRANCISCO’S

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

@,(9:

05; RATE

4<3;0730,9

@,(9:

20 YEARS

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

(46<5;

RENT BOARD FEE

$29.50

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

SAN FRANCISCO RENT BOARD 25 Van Ness Avenue #320 :HU -YHUJPZJV *( ^^^ ZMNV] VYN YLU[IVHYK

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SF APARTMENT MAGAZINE | FEBRUARY 2024 41

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790)<:: ,5.05,,905. 05* :LSPUH 7YPI\ZZ ZLSPUH W'WYPI\ZZ JVT ^^^ WYPI\ZZ JVT

.(9)(., *633,*;065 :,9=0*,:

RECOLOGY GOLDEN GATE RECYCLING 4PUUH ;HV YLJVSVN`ZM JVT 9,*636.@ :<5:,; :*(=,5.,9 +HU 5LNYVU YLJVSVN`ZM JVT VALET LIVING )YPHUH :LSSLYZ IYPHUH ZLSSLYZ']HSL[SP]PUN JVT ^^^ ]HSL[SP]PUN JVT

-09:; -6<5+(;065 )(52 4PJOLSSL 3P ^^^ Ɉ PUJ JVT

*96>5 36*2 /(9+>(9, 1VL :JOVLWW

4(05;,5(5*, 9,7(09 :,9=0*,

GREENTREE MAINTENANCE @]VUUL -PN\LYVH -PN\LYVH']LYP[HZPU] JVT 4(=,5 4(05;,5(5*, 05* *YHPN 3PW[VU ^^^ TH]LUTHPU[LUHUJL JVT ONE STOP MAINTENANCE 1VOU -SH_H PUMV'VULZ[VWTHPU[LUHUJL JV ^^^ VULZ[VWTHPU[LUHUJL JV WEST COAST PROPERTY MANAGEMENT 1VZLWO 2LUN L_[ ^^^ ^JWT JVT

4,+0(;065

;(9( 796 7(05;05. 05* )YPHU 3H`KLU ^^^ [HYHWYVWHPU[PUN JVT

7,:; *65;963

ATCO PEST & TERMITE CONTROL /64, 9,:;69(;065 9PJOHYK ,Z[YHKH ^^^ H[JVWLZ[JVU[YVS JVT BANNER PEST SERVICES )YHK ,YLRZVU IYHK'IHUULYWJ JVT ^^^ IHUULYWJ JVT

05;,95,; :,9=0*,: 796=0+,9:

AEC ALARMS :-ÄYL'HLJ HSHYTZ JVT

,4,9.,5*@ :@:;,4: 05* ,YPJ /HNLYTHU LZTÄYL'LHY[OSPUR UL[

7(* >,:; 7(05;05. 05* )YPHU )LH\SPL\ ^^^ WHJ^LZ[WHPU[PUNPUJ JVT

3,5+05. -05(5*0(3 :,9=0*,:

BATTALION ONE FIRE PROTECTION ;PT 4VYZL ^^^ IH[[HSPVUVULÄYL JVT

29<0;7(05;05. 05* 7PL[LY 2Y\P[ ^^^ RY\P[WHPU[PUN JVT

)(9)(9@ 05:<9(5*, )962,9(., .LYHSK )LJLYYH ^^^ IHYIHY`PUZ\YHUJL JVT

A-TOTAL FIRE PROTECTION *647(5@ 05* 4VU[L 3 6ZIVYU *,6 ;`SLY 6ZIVYU *-6 HJJV\U[PUN'H[V[HSÄYLWYV[LJ[PVU JVT ^^^ H[V[HSÄYLWYV[LJ[PVU JVT

*3<;*/ 46=05. *647(5@ :[L]LU 4HUKHJ ZHSLZ'JS\[JOTV]PUNJVTWHU` JVT ^^^ JS\[JOTV]PUNJVTWHU` JVT

;/, )(9 (::6*0(;065 6- SAN FRANCISCO CONFLICT INTERVENTION SERVICE :JV[[ .VLYPUN ZNVLYPUN'ZMIHY VYN

*96>5 :/0,3+ 7,:; :63<;065: 79,40,9 (\YVYH .HYJPH =PKHJH ^^^ JYV^UHUKZOPLSKWLZ[ZVS\[PVUZ JVT

73<4)05. /,(;05.

* 9 9,0*/,3 ,5.05,,905. *6 05* ;PT 3VYKPLY ^^^ JYYLPJOLS JVT 790)<:: ,5.05,,905. 05* :LSPUH 7YPI\ZZ ZLSPUH W'WYPI\ZZ JVT ^^^ WYPI\ZZ JVT 9 3 73<4)05. 3HYY` )\Z[PSSVZ SHYY`'YS WS\TIPUN ^^^ YSWS\TIPUNZHUMYHUJPZJV JVT 96: 73<4)05. 5PHSS UPHSS'YVZWS\TIPUN JVT

<9.,5; 966;,9 (5+ 73<4)05. 05* (SILY[ 3LL \YNLU[Y[Y'ZIJNSVIHS UL[

796*,:: :,9=,9

9/056 796*,:: :,9=05. INVESTIGATION 3PUKVU 3PSS` PUMV'SSSLNHSHZZPZ[HUJL JVT ^^^ SSSLNHSHZZPZ[HUJL JVT

7961,*; 4(5(.,4,5;

MELGAR REAL ESTATE SERVICES :\a` 4LSNHY PUMV'TYLZIH`HYLHOVTLZ JVT

SF APARTMENT MAGAZINE | FEBRUARY 2024 43

7967,9;@ 4(5(.,4,5;

2B LIVING )YVVRZ )HZRPU IYVVRZ'[^VISP]PUN JVT ^^^ [^VISP]PUN JVT

(5*/69 9,(3;@ 4HYR *HTWHUH THYR'HUJOVYLHS[`PUJ JVT ^^^ HUJOVYLHS[`PUJ JVT

()(*<: 7967,9;@ 4(5(.,4,5; ;PTV[O` *HUUVU [PT'ZHUMYHUYLHSLZ[H[L JVT ^^^ HIHJ\ZWYVWLY[`THUHNLTLU[ JVT (+=,5; 7967,9;0,: 05* )LUQHTPU :JV[[ **94 ^^^ HK]LU[WYVWLY[PLZPUJ JVT ALEXANDERSON PROPERTIES ,YPJ (SL_HUKLYZVU HSL_HUKLYZVUWYVWLY[PLZ JVT HSL_HUKLYZVU '`HOVV JVT AMORE REAL ESTATE, INC 1LYY` /ZPLO ^^^ HTVYLZM JVT (5*/69 7967,9;0,: 4(5(.,4,5; 33* (U[VU 8P\ HU[VU'HWJHW \Z

ARTAL PROPERTIES 1VOU (Y[HS HY[HSWYVWLY[PLZ'NTHPS JVT ^^^ HY[HSWYVWLY[PLZ JVT AYS MANAGEMENT 2L]PU 5L^ZVTL H`ZWYVWLY[`THUHNLY'NTHPS JVT )(@ 7967,9;@ .96<7 (UUH 2H[a HUUH'IH`WYVWLY[`NYV\W JVT ^^^ IH`WYVWLY[`NYV\W JVT BAYVIEW PROPERTY MANAGERS 1HTLZ )SHUKPUN _[ IH`]PL^ 'JVTJHZ[ UL[ ^^^ IH`]PL^WYVWLY[`THUHNLYZ JVT ),(4 7967,9;0,: 05* +HYP\Z *OHU KHYP\Z'ZMILHT JVT

BETTER PROPERTY MANAGEMENT :[L]LU )YV^U ZIYV^U'IWT YL JVT

7YVWLY[` 4HUHNLTLU[ 4LTILYZ 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 beneÅts of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 110.

BLVD RESIDENTIAL +LIIPL )YHJRL[[ KIYHJRL[['IS]KYLZPKLU[PHS JVT ^^^ IS]KYLZPKLU[PHS JVT BOARDWALK INVESTMENTS 4HYPS`U (UKYL^Z TH'IVHYK^HSRYLU[Z JVT )90+.,: 7967,9;@ 4(5(.,4,5; .96<7 7H[YPJPH 3LL WSLLOVTLZ'NTHPS JVT )9662-0,3+ 7967,9;@ .96<7 PRESIDIO LANDMARK 1VU 2PUN QVU RPUN'IYVVRÄLSKWYVWLY[PLZ JVT CANTRELL ASSOCIATES CORPORATION 1PT *HU[YLSS QPTJOH'WHJILSS UL[ CENTERSTONE PROPERTY MANAGEMENT 9VU ,YPJRZVU YQLYPJRZVU'ZIJNSVIHS UL[ *099<: (::,; 4(5(.,4,5; 7HVSV 7LKYHaaVSP WWLKYHaaVSP'*PYY\ZHTP JVT CITYWIDE PROPERTY MANAGEMENT *HYVS *VZNYV]L ^^^ JP[`^PKLZM JVT COIT TOWER PROPERTIES @VZOP @HTHKH @VZOPJVP['`HOVV JVT CONSOLIDATED PROPERTY MANAGEMENT ,0* .96<7 05* 7LUU` 7HU VɉJL'JWTIH`HYLH JVT

(+=,5; 7967,9;0,: 05* )LUQHTPU :JV[[ **94 ^^^ HK]LU[WYVWLY[PLZPUJ JVT

7(<3 3(5.3,@ *647(5@ 4PZOH 3HUNSL` _ TPZOH'WSJV UL[

CORCORAN ICON PROPERTIES +H^U *\Z\SVZ KH^U J\Z\SVZ'JVYJVYHUPJVU JVT

AMSI 9VII -SLPZJOLY ^^^ HTZPYLZ JVT

PONTAR REAL ESTATE 4LYYP 7VU[HY ^^^ WVU[HYYLHSLZ[H[L JVT

*,**/050 9,(3;@ *6 +HU[L *LJJOPUP **94 ^^^ JLJJOPUPYLHS[` JVT

*96::)(@ .96<7 05* ,JSPWZL 7YVWLY[` 4HUHNLTLU[ 0UJ ;LYYLUJL ;VT _ [[VT'LJSPWZLWT UL[

CITYWIDE PROPERTY MANAGEMENT *HYVS *VZNYV]L ^^^ JP[`^PKLZM JVT DEWOLF >PSSPHT ;HSTHNL ^^^ KL^VSMZM JVT

GAETANI REAL ESTATE 7H\S .HL[HUP ^^^ NHL[HUPYLHSLZ[H[L JVT GREENTREE PROPERTY MANAGEMENT ^^^ NYLLU[YLLWTJV JVT .69+65 *30--69+ 7967,9;0,: 05* 7H[YPJR *SPɈVYK WH[YPJR'NJWYVWLY[PLZZM JVT /9/ 9,(3 ,:;(;, :,9=0*,: CORPORATION 9LULL ( ,UNLSLU ^^^ OYOYLHSLZ[H[L JVT 1 >(=96 7967,9;@ 4(5(.,4,5; 1HTLZ >H]YV ^^^ Q^H]YV JVT 305.:*/ 9,(3;@ 5H[HSPL 4 +YLLZ ^^^ SPUNZJOYLHS[` JVT

44 FEBRUARY 2024 | SF APARTMENT MAGAZINE

796.9,::0=, 7967,9;@ .96<7 +HJL +PZSLYL 1VL .PSSHJO REAL MANAGEMENT COMPANY 1 1 7HUaLY ^^^ 94*ZM JVT S&L REALTY 9VILY[ 3PUR ^^^ ZSYLHS[` ZM JVT

EBALDC -LSPJPH :JY\NNZ -:JY\NNZ'LIHSKJ VYN

-6.*0;0 9,(3 ,:;(;, 05* 7967,9;@ MANAGEMENT 7H\S 4VYH WTVYH'MVNJP[P JVT

:;9<*;<9, 7967,9;0,: *VYL` ,JRLY[ ^^^ Z[Y\J[\YLWYVWLY[PLZ JVT

-6<5+(;065 9,5;(3: 9,36*(;065 05* *OYPZ[VWOLY )HYYV^ JI'MV\UKH[PVUOVTLZ JVT

:<;96 7967,9;@ 4(5(.,4,5; 05* :HSTHU :OHYPH[ ^^^ Z\[YVWYVWLY[PLZ JVT

GAETANI REAL ESTATE 7H\S .HL[HUP ^^^ NHL[HUPYLHSLZ[H[L JVT

=,9;,? 7967,9;@ .96<7 *YHPN )LYLUK[ ]LY[L_ZM JVT WEST & PRASZKER REALTORS 4PJOHLS 2SLZ[VɈ ^^^ ^WYLHS[VYZ JVT WEST COAST PROPERTY MANAGEMENT ,YPJ (UKYLZLU ^^^ ^JWT JVT VESTA ASSET MANAGEMENT 7H\S .YPɉ[OZ WH\S']LZ[H HZZL[THUHNLTLU[ JVT

.,(9@ 9,(3 ,:;(;, 05* Melissa Geary TLSPZZH'NLHY`YLHSLZ[H[LPUJ JVT .,69., .66+>05 9,(3;@ 05* *OYPZ .HSHZZP ^^^ NVVK^PU YLHS[` JVT GOLDEN GATE PROPERTIES -LYKPUHUK 7PHUV MLYKPUHUK'N WYVWLY[PLZ JVT GREENTREE PROPERTY MANAGEMENT :JV[[ 4VVYL ^^^ NYLLU[YLLWTJV JVT

.4 .9,,5 9,(3 ,:;(;, 05* .LVYNL .YLLU NNYLLU'NTNYLLU JVT ^^^ NTNYLLU JVT

50*, =,5;<9,: 05* Laurie Thomas SH\YPL'UPJL]LU[\YLZ JVT

RAMSEY PROPERTIES )YPHU , 9HTZL` )YPHU'9HTZL`7YVWLY[PLZ:- JVT

.69+65 *30--69+ 7967,9;0,: 05* 7H[YPJR *SPɈVYK WH[YPJR'NJWYVWLY[PLZZM JVT

569;/7605; (7(9;4,5;: ;H`SVY 6^ULZ 2LLZ [V^LUZRLLZ'UVY[OWVPU[ZM JVT ^^^ [OLUVY[OWVPU[HWHY[TLU[Z JVT

REAL MANAGEMENT COMPANY 1 1 7HUaLY ^^^ 94*ZM JVT

/6.(5 =,:; 05* :PTVU >VUN OVNHU]LZ[ JVT

65,9,5; +)( 7673(9 /64,: 5PJVSL *OLH[OHT UPJVSL'WVW\SHYOVTLZ JVT

/9/ 9,(3 ,:;(;, :,9=0*,: *69769(;065 9LULL ( ,UNLSLU ^^^ OYOYLHSLZ[H[L JVT INCOME PROPERTY SPECIALISTS *SH`[VU 3SL^LSS`U ^^^ PWZTHUHNLTLU[ JJ 1(*2:65 .96<7 7967,9;@ 4(5.,4,5; 05* 9H`TVUK :JHYHIVZPV YH`'QHJRZVUNYV\W UL[ 1(4,: + 4<3305 9,(3 ,:;(;, )962,9 1HTLZ + 4\SSPU QHTLZKT\SSPUYL'NTHPS JVT 1+ 4(5(.,4,5; .96<7 05* 1VUH[OHU +H]PZ QVUH[OHU KH]PZ'QKTNPUJ JVT KEYOPP PROPERTY MANAGEMENT LEADING PROPERTIES 7H[YPJR )V\ZOLSS _ WIV\ZOLSS'SLHKPUN ZM JVT 3LNHJ` PTLA LLC )YLU[ 4\Z[PU 305.:*/ 9,(3;@ 5H[HSPL 4 +YLZZ ^^^ SPUNZJOYLHS[` JVT

3<*(: *647(5@ :\ZHU 3\JHZ Z\ZHU'[OLS\JHZJVTWHU` JVT

OPEN WORLD PROPERTIES 1VUH[OHU +HY`S -SLTPUN QVUH[OHU'VWLU^VYSKWYVWLY[PLZ JVT ^^^ 6WLU^VYSKWYVWLY[PLZ *VT 69=0*2 4(5(.,4,5; .96<7 +H]PK 6Y]PJR KH]PK'VY]WYVW JVT PACIFIC REALTY 9VILY[ 7LJOVS[YLZ

7(<3 3(5.3,@ *647(5@ 4PZOH 3HUNSL` _ TPZOH'WSJV UL[ 7,(2 9,(3;@ .96<7 1HTLZ * 2LPNOYHU PUMV'WLHRYLHS[`NYV\W JVT ^^^ WLHRYLHS[`NYV\W JVT PILLAR CAPITAL REAL ESTATE 1VUH[OHU 5N QVUH[OHU'[OLWPSSHYJHWP[HS JVT

ROCKAWAY RESIDENTIAL MANAGEMENT 2YPZ[PUL (IIL` RYPZ[PUL'YVJRH^H`YLZPKLU[PHS JVT YVJRH^H`YLZPKLU[PHS JVT ROCKWELL PROPERTIES 4HYR 2HWSHU WYVWLY[`THUHNLTLU['YVJR^LSSWYVWLY[PLZ JVT RNB PROPERTY MANAGEMENT GOLDEN GATE 2H]LO .VYNHUP RH]LO'YUILTHPS JVT ^^^ YUINVSKLUNH[L JVT 974 4(5(.,4,5; .96<7 +PWHR 7H[LS KPWHR'YWTTN JVT 9@,)9,(+ 7967,9;0,: 05* 9`HU :P\ Y`HU'Y`LIYLHKWYVWLY[PLZ JVT ^^^ Y`LIYLHKWYVWLY[PLZ JVT SALMA & COMPANY 9`HU :HSTH WYVWLY[`THUHNLY'ZHSTH JV JVT ^^^ ZHSTH JV JVT

:/(9,=,:; 7967,9;@ 4(5(.,4,5; 33* ;PTV[O` + .PSTHY[PU [PT'[OLNPSTHY[PUZ JVT

PMREI 7H\S 4J3LHU WTYLP'V\[SVVR JVT

:0.5(;<9, 9,(3;@ PROPERTY MANAGEMENT 7H\S 4VU[HS]V WH\S'WH\STVU[HS]V JVT

PODESTO PROPERTIES .PUH ,UYPX\La NHUKWVMZM'HVS JVT

707 05* :-9,5; :HYVZO 2\THUH ZHYVZO'ZMYLU[ UL[ ^^^ ZMYLU[ UL[

SIERRA PROPERTY PROFESSIONALS :VUHSP /LYYLYH ZPLYYHWWPUJ'NTHPS JVT

PONTAR REAL ESTATE 4LYYP 7VU[HY ^^^ WVU[HYYLHSLZ[H[L JVT

SILVER CREEK PROPERTY MANAGEMENT 1VUH[OHU (YN\LSSV QTZPS]LYJYLLR'ZIJNSVIHS UL[ ^^^ [LHTZPS]LYJYLLR JVT

;/, 79(+6 .96<7 05* (UKYLH /H`LZ MYVU[KLZR'WYHKVNYV\W JVT

:2@305, 74. 05* 5PJOVSHZ )V^LYZ 5PJOVSHZ'ZR`SPULWTN JVT

4(9:/(33 *6 7967,9;@ 4(5(.,4,5; 4HYZOHSS 1HPUJOPSS THYZOHSS'THYZOHSSWYVWLY[` JVT

PRESENT FINANACIAL PROPERTY MANAGEMENT )YHUKVU ;LTWSL )YHUKVU'WYLZLU[ÄUHUJPHSWT JVT

:;9<*;<9, 7967,9;0,: *VYL` ,JRLY[ ^^^ Z[Y\J[\YLWYVWLY[PLZ JVT

MCKEEVER REALTY Chuck Lewkowitz JO\JRSL^RV^P[a'NTHPS JVT

7904, 4,;967630: 7967,9;0,: 05* ;VT *OHU [VTJOHU'WTW JVT

4,90+0(5 4(5(.,4,5; .96<7 9HUKHSS *OHWTHU ^^^ TTNWYVW JVT

796 ,8<0;@ (4 ;VYP 3PUULSS ]SPUULSS'WYVLX\P[`HT JVT

4033,550<4 -3(;: *HYSVZ *HYIHQHS JHYSVZ'TPSSLUUP\TÅH[Z JVT

796.9,::0=, 7967,9;@ .96<7 +HJL +PZSLYL ^^^ WYVNYLZZP]LZM JVT

MORLEY FREDERICKS REAL ESTATE SERVICES :[L]L 4VYSL` Z\ZHU'[OLS\JHZJVTWHU` JVT

9(1 7967,9;0,: 1LUUPMLY 4H`V THPUVɉJL 'YHQWYVWLY[PLZ JVT ^^^ YHQWYVWLY[PLZ JVT

MOSSER COMPANY 5L]LV 4VZZLY UTVZZLY'TVZZLYJV JVT

9(3:;65 4(5(.,4,5; .96<7 2LP[O 1\YJHaHR RQ'YHSZ[VUTHUHNLTLU[NYV\W JVT ^^^ YHSZ[VUTHUHNLTLU[NYV\W JVT

M PROPERTIES Mark Mangampat THYR'TWYVWLY[PLZ JVT MAG MANAGEMENT Lana August SHUHTS'NHLO^PSLY JVT

:<;96 7967,9;@ 4(5(.,4,5; 05* :HSTHU :OHYPH[ ^^^ :\[YV7YVWLY[PLZ JVT TAPESTRY PROPERTIES 9VNLY -VUN [HWWYVWLY[PLZ 'NTHPS JVT TOWER RENTS (U[OVU` /HYRPUZ [VU`'[V^LYYLU[Z JVT

VIVE REAL ESTATE 4OHYSH 6Y[LNH _ TOHYSH'SL[Z]P]L JVT ^^^ SL[Z]P]L JVT WEST COAST PROPERTY MANAGEMENT ,YPJ (UKYLZLU ^^^ ^JWT JVT

SF APARTMENT MAGAZINE | FEBRUARY 2024 45

WEST & PRASZKER REALTORS 4PJOHLS 2SLZ[VɈ ^^^ ^WYLHS[VYZ JVT

COLLIERS INTERNATIONAL 7H`HT 5LQHK ^^^ JVSSPLYZ JVT WH`HT ULQHK

S&L REALTY 9VILY[ 3PUR ^^^ ZSYLHS[` ZM JVT

WICKLOW MANAGEMENT 4PRL 6»5LPSS ^PJRSV^THUHNLTLU['NTHPS JVT ^^^ ^PJRSV^ZM JVT

COMPASS ;PT 1VOUZVU [PT QVOUZVU'JVTWHZZ JVT ^^^ [PTQVOUZVUZM JVT

STEELE PROPERTIES 9`HU :[LLSL Y`HU'Z[LLSLWYVWLY[PLZ JVT ^^^ Z[LLSLWYVWLY[PLZ JVT

WILLIAM BOGGS >PSSPHT )VNNZ ZMIVNNZa'`HOVV JVT

COMPASS COMMERCIAL BROKERAGE 1VOU (U[VUPUP QVOU'HU[VUPUPZM JVT

;,99,5*, */(5 ;LYYLUJL *OHU [JOHUOVTLZ'NTHPS JVT

VERTEX PROPERTIESS *YHPN )LYLUK[ JYHPN ILYLUK['NTHPS JVT

COMPASS COMMERCIAL BROKERAGE *OYPZ 1 *VUUVY JOYPZ VJVUUVY'JVTWHZZ JVT

WEST & PRASZKER REALTORS 4PJOHLS 2SLZ[VɈ RSLZ[VɈTYL'HVS JVT

VESTA ASSET MANAGEMENT 7H\S .YPɉ[OZ WH\S']LZ[H HZZL[THUHNLTLU[ JVT

COMPASS COMMERCIAL BROKERAGE (KHT -PSS` HKHT'HKHTÄSS` JVT

YMPG @LSLUH .LSaLY `NSLaLY'`TWN THUHNLTLU[ JVT

COMPASS COMMERCIAL BROKERAGE 1H` .YLLUILYN QH`'QH`ONYLLUILYN JVT

=(5.<(9+ *644,9*0(3 (SSPZVU *OHWSLH\ HSSPZVU'HSSPZVUJOHWSLH\ JVT ^^^ HSSPZVUJOHWSLH\ JVT

7967,9;@ 4(5(.,4,5; :6-;>(9,

COMPASS COMMERCIAL 4PYLSSH >LII TPYLSSH ^LII'JVTWHZZ JVT

APPFOLIO 4PUK` :VYLUZVU TPUK` ZVYLUZVU'HWWMVSPV JVT DOOR LOOP 4HYPH )HYILYH TIHYILYH'KVVYSVWW JVT

RENT RAISERS 4PJOLSSL 3 /VYULɈ *VOLU ^^^ WYVWLY[`THUHNLTLU[Z`Z[LTZ UL[ YARDI 2LSS` 2YPLY RLSS` RYPLY'`HYKP JVT

9,(3 ,:;(;, (779(0:(3: MARK WATTS COMMERCIAL APPRAISAL 4HYR >H[[Z ^^^ THYR^H[[ZJVTTLYJPHSHWWYHPZHS JVT

9,(3 ,:;(;, )962,9: (.,5;: (9;/<9 29(4,9 19 (Y[O\Y 2YHTLY 1Y HY[PLRYHTLY'NTHPS JVT

),92:/09, /(;/(>(@ FRANCISCAN PROPERTIES ,K^HYK 4PSLZ[VUL 4PSLZ[VUL9LHS,Z[H[L:-'NTHPS JVT BRICK & MORTAR REAL ESTATE SERVICES ,`HS 2H[a L`HS'IYPJRHUKTVY[HYZM JVT */<*2 (::6*0(;,: 2L]PU *O\JR JO\JRHZZVJ'NTHPS JVT

COLDWELL BANKER COMMERCIAL NRT :[L]LU *HYH]LSSP Z[L]LU JHYH]LSSP'JIUVYJHS JVT COLLIERS 4LKOP :[HY TLOKP Z[HY'JVSSPLYZ JVT US_ JVSSPLYZ JVT

*6330,9: 05;,95(;065(3 1(4,: DEVINCENTI 1HTLZ +L]PUJLU[P ^^^ ;/,+3;,(4 JVT

46 FEBRUARY 2024 | SF APARTMENT MAGAZINE

=(5.<(9+ 7967,9;0,: +PTP[YPZ +YVSHWHZ KK'KPTP[YPZKYVSHWHZ JVT

9,(3 ,:;(;, 05=,:;4,5;:

FERRIGNO REAL ESTATE *OYPZ -LYYPNUV ^^^ MLYYPNUVYLHSLZ[H[L JVT

CITY REAL ESTATE (Y[O\Y ;VT HY['JP[`YLHSLZ[H[LZM JVT JP[`YLHSLZ[H[LZM JVT

/9/ 9,(3 ,:;(;, :,9=0*,: *69769(;065 9LULL ( ,UNLSLU ^^^ OYOYLHSLZ[H[L JVT

2,55,@ ,=,9,:; 9,(3 ,:;(;, 05* ,]LYLZ[ 4^HTIH TH\YLLU'RLUUL`YLHSLZ[H[L JVT

0*65 9,(3 ,:;(;, 05* 1HZVU 8\HZOUVMZR` QHZVU'PJVUZM JVT

:;,7/,5 7<./ Z[L]L'WHJ^LZ[JYL JVT

1,9,4@ >0330(4: 9,(3 ,:;(;, :(3,: 1LYLT` >PSSPHTZ QLYLT`'QLYLT`^PSSPHTZ JVT 2,55,@ ,=,9,:; 9,(3 ,:;(;, 05* ,]LYLZ[ 4^HTIH TH\YLLU'RLUUL`YLHSLZ[H[L JVT 203)@ :;,52(47 =(5.<(9+ 7967,9;0,: 2PSI` :[LURHTW LISA ANNE ECKERT 3PZH (UUL ,JRLY[ LJRLY[SPZH 'NTHPS JVT

4(9*<: 40330*/(7 :HUMVYK :RLPL ^^^ THYJ\ZTPSSPJOHW JVT MAVEN PROPERTIES Matthew Sheridan TH[['TH]LUWYVWLY[PLZ JVT 5/) 9,(3 ,:;(;, 05* ;HU`H +aOPIYHPSV]H [HU`H'UOIYLHSLZ[H[L JVT ^^^ UIOYLHSLZ[H[L JVT

9,-050:/05. 9,:<9-(*05. :,9=0*,

409(*3, 4,;/6+ 6- :(5 -9(5*0:*6 569;/ 1HPTL 4\UVa 4PYHJSL4L[OVK:-6'NTHPS JVT ^^^ TPYHJSLTL[OVK JVT :HU -YHUJPZJV

9,5; )6(9+ 7,;0;065:

RENT RAISERS 4PJOLSSL /VYULɈ *VOLU TPJOLSSL'WYVWLY[`THUHNLTLU[Z`Z[LTZ UL[ REAL MANAGEMENT COMPANY 4LSPUKH .YLLUL ^^^ 94*ZM JVT 9,5; )6(9+ 7(::;/96<./: 2PT )V`K )LYTPUNOHT ^^^ YLU[IVHYKWHZZ JVT

7904, 4,;967630: 7967,9;0,: 05* ;VT *OHU [VTJOHU'WTW JVT RESIDE /PSHY` /LKLTHYR TSZPUMV'ZPKLPUJ JVT

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Team Hatvany Team Te Hat atva tva vany ny - we we put put our our money mone mo ney ne y where wher wh her ere e our our mouth mout uth th is. is is If you’re interested in investing, expanding, building, renovating, or selling multi-unit buildings in San Francisco, Team Hatvany has seen it, done it, or built it, and we’re still betting on San Francisco. Let’s do this together. Contact us now to discuss your investment goals. Nina Hatvany Luxury Property Specialist nina@ninahatvany.com DRE 01152226

Paul Hatvany Kitchen, Esq. Broker Associate paul@teamhatvany.com DRE 01928433

2021 SF-Apartment_Ad_Nina-Hatvany 2.indd 1

11/1/21 9:28 AM

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

• Eliminate costly and unnecessary backﬂushes and repairs due to debris and vandalism

• Reduce property damage and potential long-term disruption to building tenants and residents TO LEARN MORE ABOUT THE REQUIREMENT & HOW IT AFFECTS YOUR BUILDING VISIT:

KNOXBOX.COM/SANFRANCISCO-FDC or call Metro Fire and Security at 510.722.1273

SF APARTMENT MAGAZINE | FEBRUARY 2024 47

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MEMBERSHIP LEVEL & COST

REGULAR MEMBER DUES Units

Base Fee

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

48 FEBRUARY 2024 | SF APARTMENT MAGAZINE

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

Apartment Buildings

415.580.9095 mikestack@vanguardsf.com DRE #01932280

DRE#01486075

SF APARTMENT MAGAZINE | FEBRUARY 2024 49

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READ ALL ABOUT IT

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

Subscriptions must be registered and billed to an SFAA member. Sign up today! Online: sfaa.org/membership Phone: 415-255-2288

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT) Get prepared and be involved. NERT is a communitybased training program that takes a neighbor-helping-neighbor approach, creating lifelines between families, neighbors, and San Francisco’s emergency responders.

NERT is a free training program for individuals, neighborhood groups, and community-based organizations in San Francisco. Individuals learn the basics of personal preparedness and prevention. Participants learn hands-on disaster skills that will help them as members of an emergency response team and/or as a leader directing untrained volunteers during an emergency, allowing them to act independently or as an adjunct to City emergency services. Enrollment is easy! Want to host a NERT training in your San Francisco building or neighborhood? Classes will be scheduled based on program need and location. To request a class, you must have thirty sign-ups and an ADA compliant space able to accommodate at least eighty people. Neighborhood Emergency Response Team (NERT) (415) 970-2022 SFFDNERT@sfgov.org NERT Class Sign-Up Hotline (415) 970-2024 SF APARTMENT MAGAZINE | FEBRUARY 2024 51

In Poll Position… continued from Page 24

With drug use proliferating in public and homelessness spiraling, the SFAA PAC believes this measure will help dissuade CAAP recipients from using illegal drugs and potentially deter so-called “drug tourists” from coming to San Francisco to receive beneÅts from the social programs. Our current drug-use policies aren’t working, and the SFAA PAC believes this proposal is worth a shot to change the status quo. The SFAA PAC recommenLs a A-S vote anL recognizes that Prop F represents part of Mayor *reeL¼s plan to improve public safety anL aLLress our Lrug epiLemic citywiLe. Proposition G 6ɈLYPUN (SNLIYH [V ,PNO[O .YHKLYZ SFAA Recommendation: YES

If it seems ludicrous that San Francisco voters are being asked to decide whether eighth graders should be allowed to take Algebra 1 in school, it’s because it is. It has been SF UniÅed School District policy to prohibit middle-schoolers from enrolling in Algebra 1 for years. The policy, which has always been controversial and has fallen under more scrutiny in recent years, has the e‫ٺ‬ect of punishing students and making students from SFUSD schools less competitive in their college applications; taking Algebra in eighth grade puts students on track to complete calculus by senior year of high school. While this measure Loes not impact SFAA members except those with kiLs entering miLLle school voting A-S supports common-sense results-orienteL policies over iLeological ones that Lrive our schools anL our city backwarL. Charley Goss is the Director of Government A‫ٺ‬airs at the San Francisco Apartment Association. 0e can be reacheL at Charley@sfaa.org.

52 FEBRUARY 2024 | SF APARTMENT MAGAZINE

A-TOTAL

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www.greatescapeservice.com SF APARTMENT MAGAZINE | FEBRUARY 2024 53

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

54 FEBRUARY 2024 | SF APARTMENT MAGAZINE

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sfa sfaa 2024

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

SFAA’S MANAGER’S LUNCH Thursday, February 22, 2024 Absinthe Brasserie & Bar 12:00 p.m. to 2:00 p.m. Associate Members only: $75 Enjoy an upscale, Parisian-style lunch while mingling with industry peers and local legislators. Topics will include 2024 Residential Tenancy updates, new legislation, and the March 5 election.

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

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

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First, the Court held that under California law, the defendants owed the plainti‫ٺ‬ a duty of care to provide and maintain safe conditions at the apartment building. The question then becomes whether any facts existed that would support considerations that may justify a departure from the fundamental principles embodied in California’s duty of care law. Second, the Court held that while a landlord may not have a duty to remedy or warn of an obviously dangerous condition on its property, even an obvious danger may cause injury if the practical necessity of encountering the danger, when weighed against the apparent risk involved, is such that under the circumstances, a person might choose to encounter the danger. Plainti‫’ٺ‬s statements made it clear that, under the circumstances of the faithful evening, he was not able to seek assistance from an on-site property manager or call a twenty-four-hour emergency number. Therefore, the practical necessity of entering his locked apartment made it foreseeable that he might try to access his unit through the balcony from the roof of the building, despite the obvious risk involved, to get into his home that night. Ultimately, the Court ruled that there existed triable issues of material fact regarding proximate cause, as issues of proximate cause are questions of fact that cannot be decided as a matter of law on a motion for summary judgment. —-LwarL M. 4ai

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

56 FEBRUARY 2024 | SF APARTMENT MAGAZINE

The information containeL in this article is general in nature. Consult the aLvice of an attorney for any speciÅc problem. The attorney authors are with FrieL Williams & Grice Conner anL can be reacheL at - - . Cli‫ٺ‬orL FrieL has been a real estate lawyer for over thirty years focusing his practice on leasing law rent control anL occupancy issues. Rowena Gargliacana represents clients in real estate anL family law matters. She represents spouses facing Livorce incluLing custoLy visitation anL support issues. She also represents non-marrieL inLiviLuals with families anL co-owneL property who are separating. -LwarL M. 4ai specializes in representing builLing contractors anL small business owners in commercial Lisputes employment litigation contract negotiation anL more.

SFAA Needs You.

Support SFAA’s legal challenges to unjust SLNPZSH[PVU I` KVUH[PUN [V [OL :-(( 3LNHS -\UK :-(( ULLKZ [V Z[H` YLSL]HU[ [V YLTHPU LɈLJ[P]L /LSW [V M\Y[OLY NYV^ [OL SLNHS M\UK 0[ ^PSS THRL H KPɈLYLUJL *OLJR V\[ sfaa.org/Public/Fundraising/Give_Now [V ÄUK V\[ TVYL

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Advertise Reach 6,000 multifamily owners monthly! Mention this ad for a 6-month 10% discount!

Here! SF APARTMENT MAGAZINE | FEBRUARY 2024 57

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

Date

Time

Member

# of NonTotal Member AƩendees

$100.00

$85.00

$100.00

6PM-9PM

$85.00

$100.00

2/20/2024

6PM-9PM

$85.00

$100.00

Maintenance Management: Maintaining the Property

2/27/2024

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

3/5/2024

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and ImplementaƟon

3/12/2024

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It͛s the Law

3/19/2024

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

3/26/2024

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

4/2/2024

6PM-9PM

FREE

Series

Full CCRM Series (Value Savings)

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PMR100

IntroducƟon to Ethical Property Management

1/30/2024

6PM-9PM

$85.00

PMR101

RenƟng the Property

2/6/2024

6PM-9PM

PMR102

Beginning and Maintaining the Tenancy

2/13/2024

PMR103

Renewal of Tenancy and Ending the Tenancy

PMR104

Class LocaƟon

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

To Register

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

Total Due

;ŝŶĐůƵĚĞƐ ϵƚŚ ĚŝƟŽŶ DĂŶĂŐŝŶŐ ZĞŶƚĂů ,ŽƵƐŝŶŐ ƚĞǆƚďŽŽŬ͕ ZD ďŝŶĚĞƌ ĂŶĚ tĞůĐŽŵĞ WĂĐŬĞƚ͖ ĚŽĞƐ ŶŽƚ ŝŶĐůƵĚĞ ƚŚĞ Ψϳϱ ZD ĂƉƉůŝĐĂƟŽŶ ĨĞĞͿ

AƩendee InformaƟon: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

Cancellation Policy: Cancellations must be made 72 hours in advance for a refund. SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!! *Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offering. CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Housing)

caanet.org events@caanet.org

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

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SF APARTMENT MAGAZINE | FEBRUARY 2024 59

LOTS OF PEOPLE WOULD JUMP AT THE OPPORTUNITY TO MANAGE THIS APARTMENT BUILDING

BUT WHEN IT COMES TO YOUR INVESTMENTS, ISN’T IT BETTER FOR YOU TO LOOK BEFORE THEY LEAP? When good opportunities arise, a lot of people will say and do anything to win the deal. But can they deliver on those promises? Gaetani has been delivering for Bay Area property owners for three generations. :H DUH &HUWLÀHG 3URSHUW\ 0DQDJHUV ZLWK WKH ,QVWLWXWH RI 5HDO (VWDWH 0DQDJHPHQW OLFHQVHG &DOLIRUQLD UHDO HVWDWH EURNHUV DQG DUH DFWLYH DQG UHVSHFWHG PHPEHUV RI WKH 3URIHVVLRQDO 3URSHUW\ 0DQDJHPHQW $VVRFLDWLRQ RI 6DQ )UDQFLVFR DQG WKH 6DQ )UDQFLVFR $SDUWPHQW $VVRFLDWLRQ 0DQDJLQJ LPSRUWDQW WKLQJV like your real estate investments shouldn’t require a leap of faith – call the professionals at Gaetani.

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