April 2020 SF Apartment Magazine by sfaa1917

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

TRIGG SPLENDA SENIOR SALES ASSOCIATE COMPASS COMMERCIAL

415.308.6560 TRIGG@TRIGGSPLENDA.COM LICENSE: 01484698

SF APA magazine

SF APARTMENT

contents

Features

The Passthrough Professional

by EMILY LANDES

Landlord P’s & Q’s by DAVID SEMEL

Rock the Housework by CRAIG BERENDT

20 4

APRIL 2020 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

Building Boost

Stay Out of Hot Water

The News

Surreal Estate

Masters of Disaster by MARK A. BUSH

A Unit in Time

Rent Board Redux

by JUSTIN A. GOODMAN

Trading Spaces

by THE SAN FRANCISCO RENT BOARD

Calendar

Professional Services Directory

Membership Application

Legal Q&A No-Go SRO by VARIOUS AUTHORS

SF APARTMENT MAGAZINE | APRIL 2020

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APRIL 2020 | SF APARTMENT MAGAZINE

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berendtproperties.com

magazine

SF APARTMENT

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

Web www.sfaa.org

SFAA Staff Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo Member Services Manager Maria Shea

Government and Community Affairs Charley Goss

Accountant Crystal Wang

SFAA Officers President Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

Secretary Mark Henderson

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

VOLUME XXXIII, NUMBER 4 APRIL 2020 Published by Hippo Productions Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-392-3770

Web www.sfaa.org SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is published monthly for $65 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright @2020 by SFAA.

Susan Sangiacomo, Dave Wasserman

SF APARTMENT MAGAZINE | APRIL 2020

COLUMN

THE NEWS

affordable units equal to 15% of the number of units required under the Inclusionary Program. For example, a 100-unit project with a 24% on-site requirement would be required to provide 24 on-site units under the Inclusionary Program. In order to

Building Boost

Mayor Breed will take proposal to streamline affordable housing to voters in November.

qualify as an IAHP, an additional 15% of the required 24 units, or 4 units, would need to be provided on-site for a total of 28 below market rate units. For both 100% affordable projects and IAHPs, each on-site unit cannot exceed a maximum purchase price or rent of

ayor London Breed re-

as well as mixed-use residential devel-

140% AMI. For rental projects, the rent

cently introduced the

opments with ground floor nonresi-

cannot exceed 30% of the applicable

“Affordable Homes Now

dential uses. For such projects, all of

household income limit; For ownership

Initiative,” which would

the residential units must be affordable

projects, the annual housing cost cannot

streamline approvals for both 100% af-

with up to a maximum overall average

exceed 33% of the applicable income

fordable housing projects and market-

of 120% area median income (“AMI”)

limit. Finally, the units must be restricted

rate projects that exceed the city’s af-

across all units. However, the maximum

as affordable for the life of the project,

fordability requirements. The proposed

rent or sales price for these affordable

or a minimum of 55 years, through a

ballot measure needs signatures equiva-

units cannot be higher than 20% below

recorded regulatory agreement.

lent to at least 10% of the total number

median market rents or sales prices for

of registered voters to be on the Novem-

the neighborhood in which the project

Code Compliant: Any eligible housing

ber 2020 ballot. Eligible projects would

is located. The ballot measure would

project must also comply with objective

be ministerially approved if they meet

also extend streamlined approvals to

standards of the Planning Code or state

the requirements summarized below.

increased affordability housing projects

law, including height and bulk require-

Because ministerially approved projects

(“IAHP”) as follows:

ments. Conditional use requirements that might otherwise require Planning

are not subject to environmental review, the ballot initiative would dramatically

Projects with fewer than 25 units must

Commission approval for height or

shorten approval timelines and mandate

exceed the on-site affordable housing

large lot developments, for example, are

that both the Planning and Building

requirement under the city’s Inclusion-

waived with the exception of condi-

Departments approve eligible projects

ary Affordable Housing Program (“Inclu-

tional uses for non-residential use, park-

within 180 days of submittal.

sionary Program”).

ing, modification of dwelling unit mix

Eligibility Requirements

Projects with 25 or more units must

In addition, project sponsors of eligible

Affordability: 100% affordable housing

comply with the Inclusionary Pro-

projects may request certain exceptions

projects include residential buildings,

gram and provide additional on-site

as-of-right, and available density bonus

requirements, and location of curb cuts.

APRIL 2020 | SF APARTMENT MAGAZINE

ALLISON CHAPLEAU MULTI-UNIT. MIXED-USE. COMMERCIAL.

JUST LISTED

643-645 Minna Street, San Francisco 3 Units in SOMA $3,250,000

2924 Sacramento Street, San Francisco 3 Units in Pacific Heights $3,850,000

80 Duncan Street, San Francisco 4 Units in Bernal Heights/Noe Valley $2,495,000

L ISTED & SOLD

2105 20th Street, San Francisco 3 Units in Potrero Hill $3,480,000 | January 2019 Represented Seller

198 States Street, San Francisco 2 Units in Corona Heights $2,620,000 | December 2019 Represented Buyer

696-698 5th Avenue, San Francisco 2 Units in the Inner Richmond $2,250,000 | December 2019 Represented Buyer

219-221 Ashbury Street, San Francisco 3 Units in NOPA $1,853,000 | December 2019 Represented Seller

422 Green Street, San Francisco 2 Units in Telegraph Hill $1,520,000 | December 2019 Represented Seller

1103-1105 Alabama Street, San Francisco 2 Units in the Mission $1,775,000 | November 2019 Represented Seller

1204 6th Avenue, San Francisco 4 Units in the Inner Sunset $2,650,000 | November 2019 Represented Seller

1960 Fulton Street, San Francisco 8 Units in Lone Mountain $3,500,000 | October 2019 Represented Buyer

574 5th Avenue, San Francisco 5 Units in the Richmond $2,700,000 | October 2019 Represented Seller

943-945 Haight Street, San Francisco 3 Units in the Upper Haight $2,075,000 | October 2019 Represented Seller

1821 Hyde Street, San Francisco 5 Units in Russian Hill $2,850,000 | October 2019 Represented Seller

1031-1039 Scott Street, San Francisco 9 Units in Alamo Square $4,675,000 | September 2019 Represented Seller

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

ALLISONCHAPLEAU.COM

SF APARTMENT MAGAZINE | APRIL 2020

COVID-19 RESOURCES FOR RENTAL HOUSING PROFESSIONALS For the most up-to-date information, guidelines and resources— including the eviction moratorium, rent forbearance agreement, free webinars and FAQs—visit sfaa.org.

the permits comply with objective stan-

them for much higher prices. Some cor-

dards in the Building Code.

porations specifically target areas that restrict the creation of new housing,

Because these projects would be ap-

because as the housing crisis continues,

proved ministerially, environmental

homes in those communities deliver big-

review under CEQA would not apply.

ger profits for the companies.

Project opponents often appeal CEQA determinations to the Board of Supervi-

SB 1079 would also incentivize corpora-

sors, resulting in both subjective political

tions to rent out or sell vacant homes by al-

decision-making and significant delays

lowing cities and counties to pay the lowest

to entitlement schedules. As a result, the

appraised value when using domain pow-

programs can be used in conjunction with

ballot initiative would allow eligible af-

ers to purchase corporately owned homes

this streamlining measure.

fordable housing projects to be approved

that are vacant for at least 90 days. Local

much faster than they are currently.

agencies could then rent out the properties as affordable housing or sell them to com-

Additional Requirements: Finally, eligible The above content was authored by

munity land trusts or affordable housing

the removal of existing residential units,

Reuben, Junius & Rose, LLP Attorney

groups to be used as affordable housing.

demolition of certain designated historic

Tiffany Kats.

SB 1079 would also allow local jurisdictions

affordable housing projects cannot involve

buildings, or construction on lots under the

to levy civil penalties against corporations

jurisdiction of the Recreation and Parks De-

SB1079

keeping homes vacant. Local agencies

partment, and must be in a zoning district

State Senator Nancy Skinner (D-Berkeley)

would be required to use the funds for

that allows dwelling units. Projects with

has introduced Senate Bill 1079, which

homeless diversion, rental assistance and

more than 30 units must also pay prevailing

would allow governments to seize cor-

other affordable housing purposes.

wages to construction workers.

porate-owned properties that have been vacant for 90 days or longer and fine cor-

Minimum Heat Requirements

porations that own multiple single-family

The San Francisco Housing Code—

Prior to submitting a development applica-

homes that are left vacant for 90 days or

amended and in effect January 20, 2020—

tion for a streamlined affordable housing

longer. The governments would have first

now has minimum heat requirements for

project, the project sponsor must place a

rights on seized properties to use for af-

residential units. All residential units must

poster at the property for 30 days, describ-

fordable housing.

now have a permanent heating source

Streamlined Ministerial Approval

that is capable of maintaining a mini-

ing the project and stating that the project is expected to be subject to the stream-

The bill would also give tenants of fore-

mum temperature of 70 degrees, three

lined review process. After a complete

closed properties the exclusive first op-

feet above the floor, in habitable rooms,

development application is submitted, the

portunity to buy the house at a reasonable

excluding bathrooms and hallways. If

Planning Department would have a 60-

price during a 90-day period. If the tenants

the heat source is not tenant-controlled,

day period to: (1) determine whether the

don’t purchase the home, this option would

the landlord must provide heat 24 hours

project is eligible for streamlining and (2)

be next passed to community land trusts

a day. Portable space heaters cannot be

complete design review.

and nonprofit affordable housing organi-

used to meet this new requirement.

zations, cities and counties, before being Projects that meet these eligibility require-

made available to the open market.

For residential hotel rooms, the code requires a minimum temperature of 68 de-

ments would be ministerially approved and exempt from any discretionary approvals

Skinner authored this bill to reduce the

grees from 5:00 a.m. to 11:00 a.m. and 3:00

and review by the city, including by the

number of vacant properties in Califor-

p.m. to 11:00 p.m.

Planning Commission, Historic Preserva-

nia. The issue of corporations purchas-

tion Commission, Arts Commission, Board

ing homes and leaving them vacant was

If these minimum requirements are not

of Supervisors, and Board of Appeals. Any

raised by Moms 4 Housing when the

met, the Department of Building Inspec-

building permits must also be ministeri-

group occupied a corporately owned va-

tion will issue a Notice of Violation to

ally approved by the Planning Department

cant home in West Oakland. According to

provide adequate heat with an approved

and issued by the Department of Building

the most recent Census report, there were

heating source. If the landlord doesn’t

Inspection within 180 days of submittal of

an estimated 1.1 million vacant homes in

comply, the tenant may file a petition at

a complete development application. The

California. In the years after the foreclo-

the Rent Board for a decreased services

Board of Appeals would still have jurisdic-

sure crisis, many corporations purchased

rent reduction.

tion over appeals of building permits is-

foreclosed homes, particularly in eco-

sued to eligible affordable housing projects,

nomically distressed areas, and either

but would only narrowly consider whether

kept the properties vacant or flipped

APRIL 2020 | SF APARTMENT MAGAZINE

For more information, contact DBI.

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

SF APARTMENT MAGAZINE | APRIL 2020

COLUMN

SURREAL ESTATE

A Unit in Time

tenants, it is inevitable that carpets wear

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

etc., while landlords lose opportunities

New and proposed laws enhance tenant protections and lower rents by adjusting the length of occupancy and ownership.

thin, cabinetry deteriorates, tile chips, to update. When rent control distorts these incentives, “passthrough” regulations can help restore balance (and maintain minimum income requirements in the process). Operating and maintenance (O&M) expenses also diminish returns. San

Editor’s Note: We are pleased to bring

pushing the line on where innovation

Francisco will consider year-over-year

you the debut of “Surreal Estate,” a

either transgresses regulation or invites

increases in water and sewer service

quarterly column where landlord at-

more. This column will explore where

charges, janitorial services, garbage

torney Justin Goodman will explore

that line is today and how novel market

removal, elevator service, insurance,

the intersection of market innovation

participation either expands or con-

routine repairs and maintenance in

and evolving regulation. Goodman is

tracts the market, based on the reaction

authorizing O&M passthroughs. Until

a regular contributor to the magazine’s

(or prescience) of regulators (like the

2018, it would also consider changes

Legal Q&A and with this column adds

Board of Supervisors, the Rent Board,

in debt service and real estate taxes to

his take on our ever-changing and

the Planning Commission and even the

allow newer owners to afford carry-

sometimes surreal market.

State Legislature).

ing costs when they took on debt to

Real property is unique. At least, that’s

San Francisco’s recent regulations ex-

in property taxes following the change

how the law generally regards it.

press its preferences about length of

in ownership.

“Contracts” can take many forms and

occupancy and length of ownership for

encompass many subject matters. All

its rental housing stock. Both agendas

However, in April of 2018, the Board

contracts involve a legally enforceable

expand housing opportunities for lon-

of Supervisors prohibited O&M

promise (made enforceable either by

ger term tenants, but unfortunately, they

passthroughs for debt service and for in-

another promise or an invited perfor-

cost owners a great deal of flexibility.

creases in property taxes resulting from

purchase property and faced increases

changes in ownership. The legislative

mance), but most are only enforced for a money judgment (the dollar amount that

For as long as modern rent control has

findings stated that that, “more and more

compensates the non-breaching party).

existed, courts have prevented rent

landlords have sought O&M increases

However, real estate contracts can often

regulations that are “confiscatory.” This

on the basis that their debt service

be enforced for recovery of the real

generally means that price controls

and property tax costs have suddenly

property itself—money cannot compen-

may limit rents but must allow them

increased. But these costs do not reflect

sate for something unique.

to outpace inflation so that the owner

amounts that were reinvested to main-

maintains a return on investment. (Rent

tain or improve the buildings. Rather,

And yet the rental housing market at-

control ordinances, including the new

the landlords claiming these increases

tempts to commodify “housing” as

statewide price controls, are keyed to

are new buyers who are seeking to off-

much as possible. From that perspective,

changes in CPI for this reason.)

set the costs of acquiring property.”

family home; deregulation is better than

Returns on investment are also inhibited

The findings concluded that “property

price-controls; short term leases are bet-

by the costs of updates and improve-

tax and debt service are not true O&M

ter than eviction-controlled, long-term

ments. Where tenants naturally move

expenses, and treating them as such

tenancies; and most importantly, market

in and out, landlords are motivated

encourages real estate speculation,

certainty is better than murky regulation

to renovate vacant units to charge the

fuels tenant displacement, and circum-

(or lack thereof), inviting investment

highest rents. But for long-term rent-

vents the purpose of rent control.” By

in known quantities. Although, as with

controlled tenants, the incentive to stay

increasing the effective cost of owner-

any market, this one sees participants

put increases over time. For these same

ship for new buyers, San Francisco

higher density is better than a single-

APRIL 2020 | SF APARTMENT MAGAZINE

John Antonini

Daniel Foley

Multifamily + Mixed-Use + Add-Value

Just Listed

2400 Washington St. + 2301 Webster St.

329 San Jose Avenue

6 Units | Pacific Heights Two Buildings, One Lot. Well Maintained, Excellent Location

6 Units | Noe Valley/Mission 15 GRM, Soft-Story Completed

Sold

In Escrow

1360 Green Street

1044 Judah Street

1251 20th Ave

11 Units | Russian Hill

6 Units | Inner Sunset

6 Units | Sunset District

Call for a FREE valuation of your property. John Antonini

415.794.9510 john@antoninisf.com DRE 01842830

Daniel Foley

415.866.7997 daniel@danielfoley.com DRE 01866714 SF APARTMENT MAGAZINE | APRIL 2020

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

TIMING IS EVERYTHING While San Francisco’s authority to regulate tenancies is limited by state and federal law, it can sometimes circumvent these limits by controlling the clock. Several new and proposed laws enhance tenant protections and lower rents by adjusting the length of occupancy and ownership.

TRADITIONAL HOTEL USE 1-6 Days RESIDENTIAL HOTEL USE 7-30 Days

is noteworthy, not only because it repre-

tenants might be surprised to learn that

sents roughly a third of the portfolio of

the Small Sites Program plays by its own

one of San Francisco’s largest landlords,

rules. It can afford market prices, in part,

but also because it features an early ex-

because the units are no longer protected

ample of the “Community Opportunity to

by rent control.

Purchase Act” (COPA) in practice. Instead, rents are expected to average 80% COPA requires that sellers of multi-unit

of area median income. Some tenants will

residential property give qualified non-

benefit more than others, but the means-

profit purchasers a “right of first offer” and

tested program requires that tenants pay at

“right of first refusal.” Sellers comply by

least 20% of their income in rent. It also re-

emailing information about the number of

quires that they move into smaller units if

units and rental rates to each of the quali-

their existing rental is “too much housing”

fied nonprofits designated by The Mayor’s

for their household size. Annual rents must

Office of Housing and Community Devel-

increase as much as 3.5%, and the non-

opment. If a nonprofit responds within

profit can petition for further increases to

five days, they have 25 more days to make

maintain “financial feasibility.” And this

a purchase offer. (This also preserves their

sounds similar to what Veritas was trying

right of first refusal, if the seller accepts an

to do, but the city ultimately fulfills its

offer from a private buyer.)

goal of ensuring long-term ownership and long-term occupancy.

TENANCY UNDER STATE LAW

COPA is one of the bigger changes in San

≥ 31 Days

Francisco housing law this decade (argu-

Proposed legislation also hopes to limit

able the condemnation of property for

tenant turnover by toggling the allow-

public use, but without the bother of a

able length of new tenancies. Supervisor

lawsuit). But it became effective without

Peskin’s amendment to the Planning Code

challenge—perhaps because of the ease

would create a new use type, called “inter-

of compliance. COPA’s mechanisms allow

mediate length occupancy”—defined as of-

owners to easily notify the nonprofits,

fering a unit for occupancy “for a duration

who can efficiently preserve their right to

of greater than 30 consecutive days but

was blunt in expressing its preference for

acquire affordable housing for the market-

less than one year.”

the type of owner it wants—the long-term

clearing price (set by a ready, willing and

landlord who won’t (or can’t) sell her

able buyer), all with a simple email.

REGULATED “RENTAL UNIT” UNDER SAN FRANCISCO RENT ORDINANCE > 31 Days

The amendment appears to be motivated by a specific project on Market and Church,

apartment building. The long-term tenant breathes a sigh of relief, as everything

Although, efficient is not always effective:

which offers units for corporate rentals,

stays the same forever.

the city initially accused Veritas of timing

but would apply city-wide. While occu-

the notification over the holidays to hinder

pants of corporate rentals actually live in

The ordinance doesn’t specify which land-

a timely response, demanding even more

their units, they may not be staying in the

lord’s use of O&M passthroughs prompted

time to present offers. It was later reported

city long-term or will at least be looking

the change, but it anecdotally refers to a De-

that a nonprofit’s timely response got

for long-term housing before they do. The

cember 11, 2017 article in the SF Chronicle.

caught in a spam filter.

amendment wouldn’t ban the use outright but would strictly limit development.

That article treats Veritas Investments/ Greentree Management as the poster child

Veritas is starting its COPA compliance

for the practice, which had been on the

from scratch, and nonprofits are getting

The change would follow a pair of amend-

books for decades. (This is the legislative

another chance to bid. The city’s affordable

ments to the Residential Hotel Unit Conver-

equivalent of being passive aggressive.)

housing budget may spare long-term ten-

sion and Demolition Ordinance (HCO),

ants from shouldering some of the contem-

also sponsored by Supervisor Peskin. The

Laws like this generally cannot apply

porary carrying costs for a newer owner.

first amendment prevented private hotel

retroactively, but Veritas voluntarily

Although this outcome will be a little ironic.

operators of SRO units from leasing for a term less than 32 days. Residential hotel

waived its valid increases as tenant unrest culminated in rallies and protests by

COPA compliment’s San Francisco’s Small

operators challenged the law and sought

September of 2019. While not necessar-

Sites Program, which for years has allowed

an injunction. They argued that the change

ily because of the conflict, Veritas took

nonprofits to purchase lower-rent build-

in timing eliminated their formerly lawful

steps to sell a large number of apartment

ings and maintain them as permanent

buildings mere months later. The offering

affordable housing. However, Veritas’

APRIL 2020 | SF APARTMENT MAGAZINE

Surreal Estate… continued on page 57

TERRENCE JONES Ethical. Human. Local.

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3945 20th Street

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Terrence Jones

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

COLUMN

LEGAL Q&A

No-Go SRO w r i t t e n b y VA R IOU S AU T HOR S

definition. Can you evict everyone if a

It might be tempting to sign individual leases for each bedroom in your rental apartment, but the safest best is to rent the entire apartment on one lease.

single tenant stops paying rent? Can two

My three-bedroom rent-controlled apartment recently became vacant. Instead of entering one new lease agreement, I’d like to enter separate lease agreements with separate individuals for each bedroom. Is this legal?

A. It might surprise you, but yes, this

comes vacant? What’s the rental rate for the apartment if they do? If you wanted to perform an “owner move-in” eviction for the apartment, can you treat the whole thing as one unit? Can the newest tenant assert the initial rent ceiling for

unpermitted kitchens or bathrooms),

the apartment when you charge them

your three bedrooms share permitted

a higher, market rent? Are you liable for

facilities and would only be different

housing discrimination if your existing

“units” because of the separate leases. In

tenants refuse to allow your candidate?

theory, there are advantages of renting

There are no clear answers to these

this way. The Rent Ordinance permits

questions in this this murky area of law.

six occupants in a three-bedroom apart-

The safest path is to rent the entire apart-

ment (with essentially no control over

ment on one lease, so you have the best

partial sublets). But if you—not your ten-

understanding of your rights.

ants—are responsible for filling vacan-

is probably illegal, and you should be

cies, you have more control over how

aware of the potential consequences

the space is used.

before renting this way. First, “illegal”

—Justin A. Goodman

Q. Can I ask potential tenants

if they have an emotional support animal during the initial screening process?

is a continuum in San Francisco rental

You’d also lease vacant rooms for mar-

housing law. It would be illegal to rent

ket rent, whereas landlords are normally

a non-residential structure (like an

prohibited from increasing the rent

office or industrial building), as these

for additional occupants or for partial

spaces do not have a certificate of oc-

changes in occupancy. The Rent Board

cupancy for residential use and almost

even tends to uphold these individual-

everyday cats and dogs to exotic pea-

certainly lack minimum health and

room base rents, protecting the indi-

cocks—have been all over the news in

safety requirements.

vidual tenant-petitioner, even if the

recent years. The hype, combined with

landlord circumvents regulation.

rampant abuse of a system intended to

An “in-law” unit would technically fall

A. Emotional support animals—from

create equal rights for disabled people,

into this category, even though usual

However, this kind of rental would

has led to confusion on what kinds of

health and safety concerns often aren’t

probably be “group housing” under

animals with what kinds of training are

present. (The structure itself is built for

the Planning Code. Each bedroom may

allowed where.

residential use, just not for that many res-

be considered a “unit” for purposes of

idences). In fact, this kind of illegal

calculating permissible “density” (the

What is an Emotional Support Animal?—

rental is so common and benign that the

number of units on a lot). You could find

An emotional support animal is not

city created an amnesty program in 2014

yourself in violation of both the density

the same as a service animal. Service

to legalize an estimated 30,000 to 40,000

limits and use district by renting this

animals are limited to dogs and min-

units. It would also be unlawful to rent

way. And, while your tenants might have

iature horses and require specialized

a permitted dwelling that the city has

a harder time in their “habitability de-

training. A common type of service

“red-tagged” (i.e., cited for severe habit-

fect” lawsuit where the apartment itself

animal is a guide dog that assists a visu-

ability or structural defects).

is safe and permitted, this is probably

ally impaired person. Service animals

enough for their attorney to try.

are permitted in both housing and in

Presumably your apartment is permitted

tenants rent a third bedroom when it be-

public accommodations, like restaurants

and has no code violations. Unlike the

The more persistent problem is how

problem of in-laws (which usually have

you treat an ongoing tenancy that resists

APRIL 2020 | SF APARTMENT MAGAZINE

Legal Q&A… continued on page 44

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The Passthrough PROFESSIONAL w r i t t e n b y E M I LY L A N DE S

Kim Boyd Bermingham empathizes with owners and tenants. Perhaps that’s what makes her uniquely suited to handle the at times contentious passthrough process. Kim Boyd Bermingham knows San Francisco. She grew up in the city and still lives in her childhood home, where she also raised her own kids. She attended City College of San Francisco and later graduated from UC Berkeley. Shortly after that, she began working with paralegal Jo Biel at Eviction Assistance. It was the late 1980s and the AIDS epidemic was ravaging the city. People were getting sick, Bermingham recalled, and when they did, they often stopped paying their rent. It was a difficult time, but ultimately a fulfilling one as Bermingham worked tirelessly to connect those in need with the services and organizations that they needed to stay in their homes. “You don’t realize how much of this job is like working in social services,” she said of that period. “It’s not just a black and white thing you’re working on. It’s your community.” Bermingham eventually decided to make San Francisco Rent Board petitions her focus, starting the aptly named Rent Board Passthroughs in 1999. She consults on a variety of notices and passthroughs with owners of all sizes, but particularly likes helping mom-and-pop apartment owners who remind her of San Francisco’s roots as a city for immigrants and others who are willing to work hard to get ahead. “Real estate was a way for them to get a foothold in the American Dream,” she said. “I have clients who are Irish, Latino and Palestinian. They come from all over the world. Some of them started by owning corner grocery stores. To me, those are the real San Francisco people.” But as the city has made passthroughs more and more restrictive over the years, it’s become increasingly difficult for these independent owners to make their way through the system on their own. Even if they have only the best of intentions, they can make an innocent slip up that lands them in hot water at the rent board. “I ultimately want things to be done correctly,” Bermingham said. “It’s not in anyone’s interests that people do things wrong. It’s a lot to keep track of and it’s easy to make mistakes. I feel good about helping the mom and pops make sure they are doing it right.”

APRIL 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2020

PASSTHROUGH 101 Before you even begin your project, follow these steps to ensure a smooth pass through approval after completion. Keep your future petition in mind before hiring a contractor. Be clear on the scope of work, and obtain competitive bids to minimize the number of change orders. Get at least two competitive bids for the work and make sure you keep copies of your cancelled checks, including the image of the back of the check as documentation that you made the payments. Keep copies of invoices for progress payments. Know that petitions for less than $25,000 don’t require multiple bids. However, don’t be tempted to try to break your petition into multiple chunks of $25,000. The fees are fairly reasonable and the time saved is better than having to keep track of multiple petitions. You can also provide detailed time-and-materials proposals or invoicing instead of multiple bids. You don’t have to pick the lowest bidder, as long as you don’t pick a drastically higher bid. For example, if your general contractor is your brother-in-law and he’s properly licensed and insured, it’s understandable that you’d prefer to work with him. If you get a competitive bid that’s reasonably close to the lowest bid, say within 10%, you can pick the higher bid with the explanation that you preferred to work with your brother-in-law.

She was suffering from dementia and needed to be in a nursing home. On top of that, the building was then required to have a soft-story retrofit to the tune of $200,000. There were no two ways about it: the rent would have to go up. Even though they had not had an increase in decades, the tenants were not happy, Bermingham said. But possible tenant pushback shouldn’t stop owners from filing the increases and passthroughs they are allowed to make sure the building stays up to code. “Tenants kind of get used to not having to pay as much, but when the landlord needs it, it has to happen,” she said. In fact, many times increases and passthroughs go through uncontested. The key, said Bermingham, is for the tenants to feel as though the owner has been investing in the building all along. That

Work completed with insurance proceeds is not eligible for a petition. If you put additional money into the project, those costs can be passed through to the tenants but you have to be very careful to separate your documentation so your proposals for the insurance replacement work and the improvements as well as the payments for these items are clearly delineated from one another.

way when a big-ticket item comes in that

You can choose when to impose rent increases for eligible tenants. If you have eligible tenants in your building whose rents are at market rate, you can delay imposing the rent increases until a later time, even years in the future. Start by including them in the petition and getting it approved by the Rent Board. You can wait several years to begin collecting your petition income by simply waiting to serve rent increases later.

for something big when the landlords don't

J.J. Panzer is the president of the Real Management Company. He can be reached at 415-821-3167 or at jj@rmcsf.com.

Of course, fixing a leak is considered rou-

requires a passthrough, tenants tend to take it in stride. “When the landlords are taking care of things regularly, the tenants feel like they're not just being asked to pay pay attention to other little problems,” she said. “So, the feeling is, ‘Oh, now you're fixing this thing when you can pass it along to me, but when I asked you to fix this leak or something like that, then it goes ignored?’”

tine maintenance and cannot be passed through to tenants. But Bermingham said most owners don’t bother to pass through

She also feels that her background as the

pointing out a recent case where the rent

their legitimate capital improvements if the

child of a single-mother social worker,

was $270 for a one-bedroom apartment in

cost of the work is too low. She suggested a

who nonetheless was able to become a

Noe Valley. “I see low rents like that all the

threshold of $20,000 in work before consid-

homeowner, and a photographer father

time,” she said. “What the tenant commu-

ering a passthrough. “It’s not in my interest

who spent years without a steady place

nity doesn’t really understand is that a lot

to charge people to do stuff that’s not going

to live makes her uniquely empathetic to

of landlords in San Francisco are absorbing

to benefit them,” she said. She will look over

both owners and residents. She has many

people that have very low rents. So, there

potential clients’ numbers for free and let

friends from her decades working within

are a lot of people that are paying higher

them know what she thinks they stand to

the landlord community and many who are

rents, but there are also a lot of people

gain from a passthrough. If her fees—which

long-term tenants. “I love our little old la-

whose rents are really, really low and they

typically range from $1,800 to $2,500 per

dies who live in the Tenderloin,” she said. “I

don’t want to pay anything more than that.”

passthrough, depending on the size of the building—are not likely to be recouped in

don’t want those people to be pushed out.” Sometimes these rents are so low because,

the first three to six months, it probably

At the same time, she said tenants don’t

she said, many owners who are “too soft”

isn’t worth it, she said.

always see the full picture when it comes

on their tenants and don’t take advantage

to rent control. When helping clients with

of all their rights. She had one case where

Right now, a lot of owners who have never

rent increase notices, she often notes

a client’s mother owned the building for

done a passthrough before are taking ad-

rents that are under $1,000 a month—even

30 years and hadn’t raised the rent in 20.

vantage of their ability to do so because of

APRIL 2020 | SF APARTMENT MAGAZINE

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APRIL 2020 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | APRIL 2020

sfaa sfaa 2020 Member Meetings

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

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the city’s recent seismic retrofit mandates. Bermingham advised owners who are getting bids on retrofitting projects to make sure that the mandatory work is separated out from any additional work, like adding accessory dwelling units, which cannot be passed through. “I really encourage people to get completely separate contracts and completely separate scopes of work,” she said. “You really have to think very cleanly about it.” She added that owners taking on any large projects should always get several bids and keep copies of all of them. On projects over $25,0000, if owners cannot show the rent

FREE LEGAL PANEL 6:00 P.M. - 6:30 P.M. MEMBER MEETINGS 6:30 P.M. - 8:00 P.M.

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project. In general, Bermingham feels that

All Future SFAA member meetings TBA. *Submit legal questions for the legal panel via email to maria@sfaa.org.

an estimator to come out to the site and verify that they have not overpaid for the the changes to passthroughs over time have been fair, but she balks at this additional and in her mind completely unnecessary fee. “There’s a presumption of insincerity or lack of knowledge on the part of the landlord,” she said. “There’s this automatic call for it that I would love to see changed.” That one issue aside, Bermingham said

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that owners might be surprised to find how even-handed the rent board is. “I think that they think it’s a scary process and that the rent board is super tenant oriented, but that has not been my experience,” she said. “It’s very detailed but it’s also very straight forward.” In her view, there’s no reason to have anxiety about going before the rent board, especially if owners have a little help from an experienced professional who also just so happens to be a longtime San Franciscan who loves helping independent owners follow the rules. “I’ve been doing this for 22 years. I know the people at the rent board. I know what they're looking for,” Bermingham said. “I'm very picky with owners on the front end so that the whole process goes through more smoothly.” Emily Landes is a freelance writer and the former editor of SF Apartment Magazine.

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

APRIL 2020 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | APRIL 2020

LANDLORD P’s & Q’s written by

DAV I D S E M E L

Basic landlord etiquette is one of the most effective ways to avoid big problems. Why should landlords practice good etiquette? To avoid trouble, minimize problems, and enhance your tenants’ experience, it is wise to follow etiquette. Etiquette is the conduct or procedure prescribed by society or authority to be observed in social or official life. For landlords, this means following the law and treating your tenants with respect during all stages of their tenancies, from before the tenancy commences through and including the end of the landlord-tenant relationship.

Advertising In San Francisco, while it is illegal to discriminate against standard protected classes (race/nationality/gender/religion/sexual orientation etc.), it is also a violation of the Penal Code to discriminate against people based on their source of income. This means landlords cannot state in rental listings “Section 8 need not apply” or similar language warning renters with housing assistance to look elsewhere. Refusing to rent to people with housing subsidies can result in either a civil damages action by the applicant, a Department of Fair Employment and Housing complaint, or both.

Introductory Letter When a new owner or manager takes over responsibility for a property, or when signing a new lease, California law requires that the tenant must be informed of the name and contact information of each person to whom rent must be paid and how rent should be paid, each person authorized to manage the property, and each person authorized to receive service of process and notices. Alternatively, this information can be posted in two conspicuous locations in the property. A successor owner or manager must provide this information within 15 days of becoming the new owner or manager. If this information is not timely provided, the owner/manager is prohibited from serving a notice to pay rent or quit and from commencing unlawful detainer proceedings against a non-paying tenant. The same statute requiring this information also requires landlords to provide tenants with a copy of their lease within 15 days of signing, and annually thereafter within 15 days of a tenant’s request.

APRIL 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2020

Creating the Tenancy

handle repairs using qualified profession-

Landlords may, and arguably should, in-

When signing a new written lease (always

als and not accept tenants’ offers to make

stall security cameras at entrances and in

recommended), it is wise to conduct an

repairs. Disputes over repairs can lead to

common areas, so long as they record only

initial inspection and complete a checklist

Rent Board petitions for decreased hous-

video—not audio—and the field of vision

noting the condition of the unit, have the

ing services or lawsuits for damages based

does not permit them to see inside any ten-

tenants sign the checklist, and take photos

on breach of the warranty of habitability

ant’s unit. Cameras should be easily visible.

or video showing the condition of each

or even constructive/wrongful eviction.

Security cameras can provide both a deter-

room. This only takes a few minutes but

Landlords should therefore maintain

rent to misconduct and evidence of said

can prevent significant exposure if the ten-

documentation of tenant complaints and

misconduct. It is much easier to convince

ant turns litigious.

responsive actions.

a tenant and their attorney that the tenant

If your property has a unit that shares a

Unless a tenant gives permission to enter

show them videos or photos of egregious

utility meter with another unit, you should

in writing, always post written notice at

misconduct that constitutes a just-cause

have all parties sign a written agreement

least 24 hours in advance with the date,

ground for eviction or violation of a be-

stating how the utility charges will be di-

approximate time, and a valid reason for

have-and-stay settlement agreement.

vided. If a tenant with a meter that serves

entry. State law requires landlords to leave

areas outside the tenant’s unit has no writ-

evidence of entry, such as a note, if they

Security Deposits

ten agreement governing payment of the

enter when the tenant is not present. If the

California law permits residential landlords

charges, you could be ordered to reim-

tenant is not present at the noticed time,

to collect refundable security deposits

burse the tenant for all utility payments

landlords are still permitted to enter and

up to the amount of two months of rent.

measured by the meter.

inspect as noticed. It is good etiquette to

State law also prohibits them from making

try to accommodate tenants who want to

security deposits non-refundable. In San

be present or absent during the entry.

Francisco, landlords must pay interest on

should vacate voluntarily when you can

During the Tenancy

each security deposit annually at a rate pub-

Landlords can require tenants to pay the rent using a specific method, such as

If a tenant is late paying the rent, there is

checks or money orders, but they cannot

no need to immediately serve a three-

require that rent be paid in cash (initially)

day notice to pay rent or quit. Contact

When a landlord learns that a tenant is ter-

or via electronic transfer. If a check is

the tenant and ask what the issue is with

minating the tenancy, the law requires the

returned due to insufficient funds, or if

paying the rent. Be firm, and inform the

landlord to notify the tenant of the option

the tenant stops payment on a check, the

tenant in writing that the rent is due on

for an initial inspection within two weeks

landlord can require that further rent

the first of each month and late payments

before the vacate date. If the tenant opts for

payments be made in cash for up to three

are not acceptable. If a three-day notice is

the inspection, the landlord must identify

months. The landlord must notify the ten-

necessary, it must include a place to pay

all visible damage beyond wear and tear

ant of the cash payment requirement in

in person and cannot dictate the payment

so the tenant has the chance to abate the

writing, with evidence of the insufficient

method. Note that the law now excludes

damage and avoid deductions for those

funds attached.

weekends and holidays from the three-

items. Landlords are not required to move

day period altogether.

furniture or pick up rugs—they can still

lished by the Rent Board.

deduct for damages they discover after the

Sometimes tenants having difficulty paying their rent get assistance from third par-

Landlords can raise the rent once each

ties. Attentive landlords have traditionally

year via written notice. If the unit is cov-

refused to accept rent from third parties for

ered by the Rent Ordinance’s rent increase

Then, within 21 days of the date the tenant

fear of giving the third-party tenancy rights

limitations, the small percentage pub-

vacates, the landlord must refund the de-

at the property. Starting in January 2019,

lished by the Rent Board is the maximum

posit or detail the deductions and provide

however, California law requires landlords

allowable rent increase. Note that a major

supporting evidence, such as receipts,

to accept rent payments from third parties

change in the law became effective in

along with any remaining refund. Security

if the payment is accompanied by a signed

January 2020: the fact that a property was

deposit disputes generally involve small

acknowledgment that the third party is not

built after 1979 no longer exempts it from

amounts of money, making it advisable to

a tenant and acceptance of the payment

the rent increase limitations.

compromise to avoid the waste of time in-

tenant vacates.

volved in Small Claims court.

does not create a new tenancy.

Privacy Numerous issues arise during most

Good landlords respect tenants’ rights to

If one or more tenants vacate but leave

tenancies. In general, etiquette requires

privacy and provide reasonable peace and

others behind in the unit, the departed ten-

landlords to promptly and professionally

quiet enjoyment of the premises. They do

ants might ask the landlord to refund their

respond to tenant requests and reports

not enter a tenant’s unit without permission

of defective conditions. Landlords should

or advance written notice.

APRIL 2020 | SF APARTMENT MAGAZINE

Landlord P’s and Q’s… continued on page 56

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SF APARTMENT MAGAZINE | APRIL 2020

Rock the HOUSEWORK written by

C R A IG B E R E N D T

Spring showers bring May flowers and with them, a lengthy to-do list. Stay on top of spring maintenance for the sake of your building, your tenants, and your wallet. It’s that time of year again. Whether your deferred maintenance tasks have piled up or you’ve been able to stay on top of things, spring is the time to tackle regular building maintenance. Before we dive into what needs to be done, take a moment to make sure that all of your vendors are properly insured. I want to emphasize the word “properly.” I’ve run across vendors who carry general liability insurance, but don’t have workman’s compensation insurance. If a vendor and her subcontractors don’t have proper workman’s compensation insurance, and someone is injured while working on your property, you could personally be held responsible for paying for that person’s workman’s compensation insurance for the indefinite future.

Exterior As we roll toward the spring and summer months, it’s important for rental property owners filling vacancies to put their best foot forward. There is only one chance to make a proper first impression, and a great way to do this is with a building’s exterior. • Facade—Have a professional painter or general contractor check the entire façade of your property for blemishes (leaks, cracks and any appearance of dry rot). That small crack in your stucco or visible rot from the street could become a serious issue if not handled timely. If you’ve painted your building in the past few years and it’s in a heavy traffic area, consider power washing the building. • Walkways—Walk the perimeter of the property, and promptly address cracked sidewalk or any tripping hazards. If you have not cleaned your drains around the building since the winter months, go ahead and maintain them now with a certified licensed and insured plumber. • Stairs, Fire escapes and the Roof—Check stairs for proper traction (fog and rain are just around the corner!), tripping hazards, and make sure the handrails are secure. Sandpaper treads are readily available and a handyman can install inexpensively. Look for dry rot and paint and sealing issues. Don’t forget to inspect the fire escapes, which should be clear egresses. They should be free of all debris and clutter, including limbs from nearby trees and residents’ personal belongings. This is a good time to check the roof, which should be looked at my a professional every year to see if any work is required. • Security—Make sure the gates secure and that the fire doors close properly. Is the exterior of your building well-lit, especially tradesman areas, trash areas, the front and back landing, and all of the common area staircases (inside

APRIL 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2020

REMINDER: FIRE SAFETY CHECKLIST FOR BUILDING OWNERS In 2016, the San Francisco Board of Supervisors passed legislation aimed at promoting fire safety, reducing the risk of fires, and preventing property damage from fires. To stay in compliance, building owners must:

and out)? If you haven’t invested in motion sensors yet, I suggest that you start looking into it. • Pests—We know that the warmer months can bring ants, roaches and rodents. Rodents are everywhere in San Francisco, and your trash cans and

• provide residential tenants with updated information on fire safety and smoke alarm requirements • post smoke and CO alarm information in common areas of their buildings • file and post a Statement of Compliance form for annual fire alarm testing • post the building manager contact information at the building entry The San Francisco Fire Department is ready to help building owners comply with local and state regulations. The necessary forms, examples of information disclosures, sample letters, detailed instructions, and other helpful code information can be found—in multiple languages—at sf-fire.gov.

boiler rooms can make comfortable homes for them. The best way to deter this is to set up monthly pest control, which will cost about $95/month, and spray periodically for those pesky silverfish. It’s also a good idea to sanitize your blue, black and green bins for fruit flies. You should also set the long tape traps that grab a hold of the fruit flies to help in exterminating them. • Plants—Before you leave, check the exterior plants to see how they fared over the winter. Plant new flowers and suc-

BUILDING OWNERS MUST PROVIDE THE BELOW INFORMATION TO TENANTS ANNUALLY ON OR BEFORE JANUARY 31 • Fire safety information disclosure • Fire safety tips and training video • Smoke alarm information disclosure • List of tenants rights organizations

BUILDING OWNERS MUST POST THE BELOW INFORMATION IN THEIR BUILDINGS. • Building contact phone number at front entrance • Fire alarm maintenance, inspection and testing form (in buildings with a fire alarm panel) • Smoke alarm information disclosure and tenants rights organizations

BUILDING OWNERS SHALL COMPLETE UPGRADING THEIR FIRE ALARM SYSTEM BY JULY 1, 2021 Properties classified as R-2 (non-transient residential buildings with more than 2-units) that are required to have a fire alarm system are required to upgrade. For more information, turn to “Ringing Requirements” on page 32.

culents to spruce up your front entry.

Interior When performing routine maintenance to the interior of a building, keep future vacancies in mind when considering the your scope of work. • Paint—If it’s been more than six or seven years since you’ve painted the common hallways, they’re probably starting to look a little dingy. Bid out an entire interior painting, and while you’re at it, look for any leaks and imperfections in the walls. NOTE: If you’re planning an interior paint job this or next year, consider facilitating your low frequency bedside horns upgrade first. Your bells will be removed, and your fire pull stations may be removed if they’re not the correct height. • Floors—Clean and sanitized common area carpets. If you have a tile or brick lobby, consider having the grooves steam cleaned; they will look amazing. • Laundry Room—Give the laundry room a good, deep cleaning. Now is also a good time to clean the vents for

Rock the Housework… continued on page 55

APRIL 2020 | SF APARTMENT MAGAZINE

Call or email for an estimate Craig Lipton lipton@mavenmaintenance.com 415.829.2207 www.mavenmaintenance.com specializing in residential and commercial renovations

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2/6/19

7:16 AM

Landlord & Leasing Agent, A Winning Combo. C

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Former SFAA winner * Leasing Agent of the Year * Landlord of the Year SF APARTMENT MAGAZINE | APRIL 2020

MASTERS OF DISASTER

COLUMN

Stay Out of Hot Water w r i t t e n b y M A R K A . BU S H

Avoid major plumbing nightmares with regular maintenance, inspections and communication.

icture this: It’s a Saturday

and—better yet—how to prevent them

morning, and a toilet in a unit

from happening in the first place.

overflowing toilet or sink. A professional plumber can also quickly detect other reasons for drainage issues, such as worn out gaskets or other plumbing system components that need replacing. It is much better to catch a potential problem early while the solution

on the 4th floor of an apartHere are some warning signs and

to fix it is small and simple. The cost of

Dirty wastewater from the backed up

tips for mitigating the impact and

fixing plumbing problems before they

toilet is seeping into the floors below,

inconvenience of failures in our

start is usually just a fraction of what you

through the ceilings and down the

plumbing systems.

would spend on a post-disaster repair.

With it being the weekend, it is difficult

Slow or Clogged Drains

Another great idea to protect your

finding a plumbing service that’s avail-

It is a common practice to use store-

plumbing is to have a professional

able or even open. At best, everyone in

bought drain cleaning solutions to fix

plumbing service inspect your system

and below the unit has to deal with an

clogs or slow draining sinks and toilets.

at least once a year. They can look for

inconvenient water shut-off; at worst,

This is a big mistake. Drain cleaners are

signs of possible wear and tear and take

entire ceilings, walls, electrical systems,

highly corrosive and seriously danger-

steps accordingly. As the saying goes,

and even furniture will need replacing.

ous, especially if not used properly. Just

“an ounce of prevention is worth a

What a disaster! All this damage—thou-

take a look at the warning labels! Even

pound of cure.”

sands of dollars in materials and hun-

when used as directed—because differ-

dreds of hours in labor—because of one

ent homes may have different pipe mate-

Homeowners and tenants can take pre-

simple plumbing problem.

rials (plastic, copper, lead, steel, etc.)—it

ventive measures into their own hands

can be hard to tell how a plumbing

as well, with simple devices like drain

With all the modern conveniences we

system will react to the drain cleaner. In

strainers, or changing small habits

enjoy, it’s easy to take indoor plumbing

some cases, the overuse of drain clean-

like where to put cooking grease. Use

for granted. Tucked away behind walls

ing chemicals can cause serious ongoing

drain strainers in your bathroom and

and under floors, carefully crafted sys-

damage to a home’s drain pipes, result-

kitchen drains. Strainers can block hair

tems conveniently carry clean water into

ing in leaks throughout the system and a

in bathroom drains in the sink, tub, and

our homes and quietly take waste away.

plumbing catastrophe.

ment building is flooding.

walls—even dripping from light fixtures.

upon it—until it fails.

shower, preventing major clogs. Strainers can also prevent food debris from

We can forget how much we depend A better idea is to consult with a plumb-

stopping up kitchen sinks. Although

ing service professional. They can check

dishwashers may have built in strainers,

While we may wonder what causes

your pipes and make a recommendation

it is best to rinse dishes before put-

a given plumbing disaster, perhaps it’s

based on what they find.

ting them in the dishwasher to prevent large food particles from blocking the

better to ask how such disasters can Clog-clearing tools such as drain snakes

drain. Never dump cooking grease

can safely snag and remove clogs in

down the drain, which can create truly

Landlords, renters and property man-

drains and toilets without the addi-

disgusting clogs and blockages in pipes

agers alike should be aware of some

tional risk to your pipes from chemi-

and will lead to a sizable repair bill.

of the most common problems that

cals. A professional plumber will also

Instead, pour the leftover grease into a

come up, how to be prepared for them,

have tools needed to identify and fix

container and put it in the refrigerator.

be avoided.

partial clogs, which can prevent an

APRIL 2020 | SF APARTMENT MAGAZINE

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Once it has hardened, scoop out the solid

TALENT. COLLABORATION. SUCCESS.

waste into the garbage. As for the toilet—one of the biggest and most important drains—the only thing that should ever be flushed down it besides bodily waste is toilet paper. Anything else will eventually create a costly and inconvenient clog, including the so-called “flushable” wipes. You may be able to flush them, but they truly don’t make it past a few feet of your drain. They stick to the side walls of the drainpipes and will eventually cause a very expensive clog.

No Hot Water Have you ever taken a shower and found that you have suddenly run out of hot water? If so, you probably have a greater

KILBY STENKAMP

appreciation for a properly working water

kilby@vanguardsf.com

heater is low water pressure from your

heater. One tell-tale sign of a failing water

415.370.7582

hot water faucets. If your cold water faucet

DRE# 01208585

works well but there’s a significant reduction in water pressure with the hot water, it vanguardproperties.com

could be a sign that the water heater is failing and could soon cease to function. Abnormal or strange noises can also be a sign of impending water heater failure. Sometimes these noises and sounds are consistent, but sometimes they are irregular, and they may include gurgling or bubbling sounds. The best way to determine if a water heater is making abnormal noises is to take note of how it sounds before use, and then listen to it after using a significant amount of hot water, like after a shower or load of laundry. If the sounds afterward are different, as described above, your water heater may be failing. The reason a water heater may make these sounds is because the build-up of minerals and sediments in the water heater are literally being “cooked.” As the water is used, the sediments that are usually at the bottom of the heater are getting stirred up. These sediments and minerals need to be flushed out on a regular basis for the water heater to function at its best. Call a professional plumbing service to drain and flush the water heater annually to extend the life of your water heater and get the best performance out of it.

APRIL 2020 | SF APARTMENT MAGAZINE

Murky or muddy water coming from hot

in a boiler, or fertilizer and pesticides from

water faucets are also a clear sign that the

a lawn irrigation system, from making their

water heater is failing or needs proper

way into everyone’s drinking water.

maintenance. Another sign that a water heater will fail soon is rust around the

For any planned projects that would

tank fittings, especially on the top of the

require water shut off, all plumber techni-

tank, which may often be overlooked.

cians involved should know exactly where

A leaking water heater is another sign it

shut off valves or boiler procedures need to

needs attention.

be performed ahead of time. A clear plan communicated to tenants is needed to in-

The most important factor to consider is the age of the water heater. Most water heaters

form them of what’s going on as well.

are designed to last 10 to 15 years. If the wa-

Perform Routine Inspections

ter heater is more than 15 years old, there

Remember, the first sign of a major problem

is a good chance it will need to be replaced

might be small, like a faucet dripping or a

sooner rather than later.

toilet running. The sooner you spot and

Prepare for the Unexpected

treat a problem, the easier it is to take care of, both financially and mentally. Prop-

An absolute must for any landlord, prop-

erty and on-site managers who oversee

erty manager, or renter is to know how to

older houses or apartments will espe-

turn off the water. One the most common

cially benefit from close, regular care of

plumbing problems is when a pipe or fau-

their plumbing systems, and your tenants

cet breaks, and water is spewing out and

will appreciate living somewhere that’s

no one knows how to turn it off. A good

well-maintained.

property manager should find out from the

Legal

?’s

Get Answers. Confused about local and statewide rental housing laws? Take advantage of SFAA’s legal informa-

landlord ahead of time how to shut off the

So hire that professional plumber. They

water to a unit or building. Where appropri-

will understand your system, and they will

ate, the tenant should also be informed and

be able to educate you on what you can do

instructed how to shut off the water. This

yourself. When it comes to avoiding a po-

alone will eliminate unnecessary flooding

tential plumbing disaster down the road, it

and water damage, because if something

is money well-spent.

diverse panel of San Francisco

knowing where the main water shut off is is

The bottom line here is to pay attention,

landlord attorneys answers your

critical to avoiding major damage.

use prevention, and ease everyone’s

breaks or starts uncontrollably flooding,

Property managers need to know where all water shutoffs are, including the backflow

tion network. Before every SFAA General Membership Meeting, a

tension!

questions about your property,

Mark A. Bush is the VP of Operations at R&L Plumbing. www.rlplumbingsanfrancisco.com

your tenants and the Francisco

valve shutoffs. These shutoffs are crucial to

Rent Ordinance. SFAA monthly

controlling possible flooding after an earthquake or other disaster in the case of sewer pipes breaking, to prevent contaminated water sources and the municipal clean water supply from mixing. Backflow valves are commonly used on properties that have large boilers, fire suppression systems, or irrigation systems, because there is an elevated risk of contamination. If a backflow valve is installed, this system MUST have professional backflow testing conducted once per year to remain up to code and city and state regulations. Backflow valves are crucial for preventing potentially hazardous contaminants like bacteria and sediment from standing water

A game. Be on your

meetings and legal panels are a benefit just for members, so make sure you are getting the most out of your membership and be sure to attend the next meeting.

SF APARTMENT MAGAZINE | APRIL 2020

COLUMN

RENT BOARD REDUX

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

There’s a lot of gray area when it comes to primary residences.

wanted to explain what San Francisco means to them. The landlord’s petition under Rules and

Editor’s Note: The following San

moving to Santa Cruz was critical for

Regulations Section 1.21 was granted.

Francisco Rent Board cases are real,

her, and clients won’t hire her; and she

The ALJ found that the subject unit was

though they have been edited for space

was planning to be in Santa Cruz only

not the tenant’s principal place of resi-

and clarity. They have been selected

temporarily. She said that she wants an-

dence at the time the petition was filed,

to highlight some of the more interest-

other opportunity to present her case.

nor was it the principal place of the tenant’s minor son, and therefore the rent

ing cases that the board reviewed at its recent commission meetings. For

A friend of the tenant spoke next and

limitations set forth in Rent Ordinance

full rent board agendas and minutes,

said he has been friends with the tenant

Section 37.3 are not applicable. The

please visit sfrb.org.

for 30 years. He said that the master ten-

tenant appeals, arguing that they are al-

ant never considered moving to Santa

lowed to have more than one residence;

2200 Block of Pacific Avenue

Cruz full time, and that she only en-

that a tenant may be temporarily absent

The ALJ found that the subject unit was

rolled her son in school in Santa Cruz to

for educational purposes; that illegally

not the tenant’s principal place of resi-

do the best for her son; for her to have

obtained hearsay evidence cannot sup-

dence at the time the petition was filed,

to wait another year to go to school

port findings of fact; and that the action

nor was it the principal place of the ten-

when he was young didn’t make sense

is barred by laches.

ant’s minor son, and therefore the rent

for this education-oriented family. He

limitations set forth in Rent Ordinance

said that the tenant kept in contact with

Section 37.3 are not applicable. The

the building manager and was assured

tenants appeal, arguing that they are al-

by the manager that she was not go-

1700 Block of Union Street

lowed to have more than one residence;

ing to pursue a 1.21 petition; she has

The tenant’s petition for an unlaw-

that a tenant may be temporarily absent

been gone temporarily, and within six

ful rent increase was granted. The ALJ

for educational purposes; that illegally

months will be back permanently. He

found that the tenant’s lawful base

obtained hearsay evidence cannot sup-

said that the landlord should have given

rent is $2,058.84 and that the landlords

port findings of fact; and that the action

her time to cure and that it doesn’t

are liable for rent overpayments in the

is barred by laches.

seem fair of the new owner to do this;

amount of $5,597.42 for the period of

and after 30 years of paying rent, that

July 1, 2016 to November 30, 2019. One

time shouldn’t be thrown away.

landlord appeals, contending that she

The tenant asked that the case be reconsidered. She said that she has lived

his mother are San Franciscans and he

Decision: MSC: To deny the appeal (5-0).

should be the only person to represent

in the unit for almost 30 years, and that

The tenant’s minor son said that he

the three landlords because her landlord

it has been almost six years since she

was in his senior year in high school

parents are elderly and have dementia;

has been away because her son was in

in Santa Cruz, and that he was perhaps

that her landlord mother who appeared

school in Santa Cruz. She said that the

the best to speak on the issue. He said

at hearing by telephone did not under-

rule for temporary absences does not

that his mother only made the sacrifice

stand the proceedings; and that none

have a time limit.

for him, and they didn’t find a suitable

of the landlords received the notice of

school in San Francisco. He told the

hearing, and she submits a Declaration

She told the Board that having previ-

Board that he and his mother were in

of Non-Receipt of Notice of Hearing.

ously been served with a 1.21 peti-

San Francisco almost every weekend

tion, she asked the previous property

in elementary and middle school, and

The tenant asked the tenant commis-

manager if it would happen again and

he has been playing in iconic music

sioners to uphold their ruling. He

was told that it would not. She said that

venues in San Francisco; both he and

stated that the landlords said that they

APRIL 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2020

didn’t receive notice of the hearing and

lowest; now he’s using that against them

lack capacity to hear, but their assertions

and that’s unfair. He said that they have re-

are contrary to the evidence. He told the

cords to prove it, and the tenant is trying to

Board that he texted the landlords the

put he and his wife in a squeeze.

day before he filed the petition. He said that after the landlords received the peti-

Decision: To deny the appeal (3-2)

tion, one landlord asked him to meet, and that at no point did it appear that the

To learn more about the San Francisco Rent

landlord lacked competency. He said that

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

the landlords’ daughter told him that he should have no more negotiations with her father, but that this was the first time

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

in 14 years that he had ever heard of his landlords’ daughter. He also said that she misused attorney letterhead to appear as if she had an attorney. One of the landlords said that the case started in September when she asked the tenant to pay a pet fee, because the tenant snuck two cats that she didn’t know about. She said that the tenant had a roommate who told her that the cats were urinating on the hardwood floors. She said the tenant went to the Rent Board saying the rent increase was excessive, but the cats were

Save the

date! Check out the SFAA’s calendar of classes & events on page 46.

scratching the walls. She said that his unit is

ing because there are a lot of errors. The tenant’s ex-wife told the Board that not a lot of places allow cats. She said their tenancy began in February 2006 with their cat Elektra at a monthly rate of $1,850. She said that she was a Russian immigrant and didn’t speak English well. She said that her name was not on the lease because she wasn’t working at the time and her ex-husband didn’t want her to be responsible for the rent. She said that her ex-husband felt it was not fair that he did not pay the same amount as other tenants, and so he signed a new lease in February 2010. She said that the landlord was aware that they had a cat. She said that the landlords did not dispute the letters and text messages that were presented at the hearing. The other landlord said that the tenant called his wife to say that his rent was

and records show that he was not overpaying rent—the tenant’s rent was one of the

APRIL 2020 | SF APARTMENT MAGAZINE

Is finding a great

service provider on your To-do List? Check out the Professional Services Directory for

SFAA starts needs

industry professionals.

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

too high; the tenant was using that to his advantage. He said they gave him a break,

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the same size as others, but has always had the lowest rent of all and that she is appeal-

On the

*SFAA Legal Fund donations are tax deductible.

on page

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Legal Q&A… continued from page 16

What Should You Do?—Unless and until a

landlord should be prepared to present

prospective tenant raises the issue, don’t

complete documentation of all costs that

or workplaces, under a host of federal and

ask whether she has—or needs—an emo-

form the basis of the payment demand,

state laws including the Americans with

tional support animal. Regardless of your

including any offsets from the security de-

Disabilities Act (ADA), the Fair Housing Act

actual reasoning, if you subsequently deny

posit or partial payments by the tenant.

(FHA), the Unruh Civil Rights Act, and the

their application, it creates fodder for a

Fair Employment and Housing Act (FEHA).

myriad of tenant legal claims, such as a dis-

If the landlord wants to recover more

ability discrimination lawsuit or administra-

than $10,000, the claim must be filed as a

By contrast, emotional support animals do

tive complaint. Because a landlord may not

regular civil action in Superior Court. This

not require specialized training and are not

impose any costs or charges as a result of

would be a more formal lawsuit, and the

limited by species or breed. Their very pres-

a requested accommodation, a better prac-

assistance of an attorney is recommended

ence is the assistance they provide. As one

tice is to eliminate any “no pets” policies

to ensure that all filing and service require-

California court noted, the “innate quali-

and charge a pet deposit in order to deter

ments are fulfilled, as well as appearing

ties of a dog, in particular a dog's friendli-

tenants looking to “game” the system and

and arguing in court. Because hiring a law-

ness and ability to interact with humans…

adequately protect your property.

yer will be an additional cost that would reduce the value of the original claim, a

[makes] it therapeutic.” Emotional support —Shoshana Raphael

animals (sometimes called simply “support animals” or “companion animals”) can assist with a wide range of physical and psychological ailments. Reasonable Accommodations for Emotional Support Animals in Housing—A tenant, prospective tenant, or even a family member of a tenant or prospective tenant may request a reasonable accom-

Q. A resident started a grease

fire while cooking and there was an enormous amount of fire damage to the kitchen and adjacent dining room. Who is responsible to pay for the damage?

A. The landlord has a responsibility

landlord with costs just over $10,000 may decide to go to small claims court anyway and limit their recovery to have a simpler case without attorney’s fees. In either case, the landlord should be careful when demanding payment from the tenant. A tenant who was displaced and possibly lost their possessions or was possibly injured in a fire is likely to be a

modation of a landlord’s rules, regula-

to provide habitable housing to tenants.

sympathetic defendant, even if they were

tions, or policies at any time. Disability

However, tenants are generally respon-

responsible for the loss. On the other

is defined very broadly as a physical or

sible for damage that they cause beyond

hand, if the tenant had been previously

mental impairment that substantially

ordinary wear and tear. A grease fire is pre-

warned about potential fire hazards, or

limits one or more major life activities.

sumably the result of careless or improper

if the fire displaced other residents, that

A request can be made verbally and can

cooking, rather than an appliance defect.

could also be relevant to how much blame

only be denied if the request was not

The tenant is therefore the party respon-

the tenant would bear for the damage.

made by or on behalf of a person with a

sible for the damage. It is difficult to walk the line between pun-

disability; if there is no disability-related need for the accommodation; or if the

The landlord should not delay in undertak-

ishing a tenant who has already been the

accommodation requested is not reason-

ing repairs to the unit, regardless of who is

victim of their own mistake, and holding

able. Refusal to make a reasonable accom-

responsible. Only after the unit is repaired

them responsible for a fire that could have

modation request constitutes disability

and all costs accounted for should the land-

injured or killed other innocent people,

discrimination under both California and

lord turn to the matter of recovering the

along with damaging their property or

federal law. But a landlord is not respon-

cost from the tenant. If the tenant refuses

their homes. Even for a small claims case,

sible for granting accommodations that

to pay, then the debt can be paid from the

the landlord should consult with an attor-

are not requested.

tenant’s security deposit, but a large fire

ney to consider all the facts and weigh the

will probably cause more damage than a

cost and benefits of attempting to recover

By asking a prospective tenant if she

security deposit would cover. In that case,

damages from the tenant in court.

has an emotional support animal, a

the landlord would have to go to court to

landlord opens the door to a reasonable

enforce payment if the tenant will not agree

accommodation, which trigger other ob-

to do so themselves.

ligations, including a rather delicate conversation about the prospective tenant’s

If the damages are less than $10,000,

disabilities. In addition, refusal to allow

the landlord can file suit in Small Claims

a companion animal (especially a dog or

Court. The landlord must make a payment

cat) has been repeatedly held by courts

demand in writing before going to small

and administrative agencies to constitute

claims, and attorneys are not permitted to

disability discrimination.

participate unless there is an appeal. The

APRIL 2020 | SF APARTMENT MAGAZINE

—Matthew Quiring The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Justin A. Goodman and Shoshana Raphael are with Zacks, Freedman & Patterson, P.C. and can be reached at 415-9568100. Matthew Quiring is with Fried & Williams and can be reached at 415-421-0100.

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SF APARTMENT MAGAZINE | APRIL 2020

sfaa 2 2020calendar

sfaa

April

May

MONDAY, APRIL 6

THURSDAY, APRIL 9

MONDAY, MAY 4

THURSDAY, MAY 7

11:30 a.m.

Fort Mason Center

11:30 a.m.

Fort Mason Center

Board of Directors Mtg.

Tenant Lawsuits Class 2A Marina Blvd, Bldg. C, RM#205

Board of Directors Mtg.

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

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

Members $65 Non Members $85

Members $65 Non Members $85 MONDAY, APRIL 20

TUESDAY, APRIL 21

WEDNESDAY, MAY 13

THURSDAY, MAY 14

Jewish Community Center

Fort Mason Center

SFAA MEMBER MEETING 3200 California Street Kanbar Hall

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

Landlord 101 Part I

2A Marina Blvd, Bldg. C, RM#235 5:30 p.m. to. 8:00 p.m.

Members $75 Non Members $95

Hoarding In Your Unit

2A Marina Blvd, Bldg. C, RM#205 2:00 p.m. to. 4:30 p.m.

Members $65 Non Members $85

SFAA Trade Show

2A Marina Blvd, Gallery 308 4:00 p.m. to. 7:00 p.m. FREE

TUESDAY, APRIL 28

WEDNESDAY, APRIL 29

TUESDAY, MAY 19

WEDNESDAY, MAY 27

Fort Mason Center

Landlord 101 Part II

2A Marina Blvd, Bldg. C, RM#235 5:30 p.m. to. 8:00 p.m.

Members $75 Non Members $95

All About Ellis

2A Marina Blvd, Bldg. C, RM#205 2:00 p.m. to. 4:30 p.m.

Members $65 Non Members $85

THURSDAY, APRIL 30

Emotional Support Animals Fort Mason Center

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

Members $65 Non Members $85

APRIL 2020 | SF APARTMENT MAGAZINE

Bed Bug Class

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

Members $65 Non Members $85

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

Members $65 Non Members $85

SFAA ANNUAL TRADE SHOW THURSDAY, MAY 14, 2020 FORT MASON CENTER BUILDING A 2A MARINA BOULEVARD FREE CLASSES: 1:00 PM TO 5:00 PM TRADE SHOW HOURS: 4:00 PM TO 7:00 PM

join online at sfaa.org or call 415.255.2288

2020 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$25.00

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999. ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

2015-2016

$18.50

SFAA’S

TENANT SCREENING SERVICE THROUGH INTELLIRENT STEP 1:

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

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

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices. Renters pay the $40 application fee, which covers your costs. For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.” Please note that the maximum you can charge a tenant for screening services is $49.12. CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

CAPITAL IMPROVEMENTS

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

INT. RATE

MULTIPLIER

7 YEARS

2.8%

.01312

10 YEARS

2.9%

.00961

15 YEARS

3.0%

.00691

20 YEARS

3.0%

.00555

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

AMOUNT

03/01/20 - 02/29/21

2.2%

03/01/19 - 02/29/20

2.2%

03/01/18 - 02/28/19

1.2%

03/01/17 - 02/28/18

0.6%

2014-2015

$18.00

03/01/16 - 02/28/17

0.2%

2013-2014

$14.50

03/01/15 - 02/29/16

0.1%

2012-2013

$14.50

03/01/14 - 02/28/15

0.3%

2011-2012

$14.50

03/01/13 - 02/28/14

0.4%

2010-2011

$14.50

03/01/12 - 02/28/13

0.4%

2009-2010

$14.50

03/01/11 - 02/29/12

0.4%

2008-2009

$14.50

03/01/10 - 02/28/11

0.9%

2007-2008

$13.00

2006-2007

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

$11.00

03/01/07 - 02/29/08

5.2%

2005-2006

$10.00

03/01/06 - 02/28/07

3.7%

2004-2005

$11.00

2003-2004

$21.50

2002-2003

$21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

ALLOWABLE RENT INCREASES

2020 – 2021: 1.8%

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

AMOUNT

03/01/20 - 02/29/21

1.8%

03/01/19 - 02/29/20

2.6%

03/01/18 - 02/28/19

1.6%

03/01/17 - 02/28/18

2.2%

03/01/16 - 02/29/17

1.6%

03/01/15 - 02/29/16

1.9%

03/01/14 - 02/28/15

1.0%

03/01/13 - 02/28/14

1.9%

03/01/12 - 02/28/13

1.9%

03/01/11 - 02/29/12

0.5%

03/01/10 - 02/28/11

0.1%

03/01/09 - 02/28/10

2.2%

03/01/08 - 02/28/09

2.0%

03/01/07 - 02/29/08

1.5%

03/01/06 - 02/28/07

1.7%

SAN FRANCISCO RENT BOARD 25 Van Ness Avenue #320 San Francisco, CA 94102 415-252-4600 www.sfgov.org/rentboard

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

415-252-4600

& information

sfgov.org/rentboard

SF APARTMENT MAGAZINE | APRIL 2020

sfaa professional

services directory 1031 TAX DEFERRED EXCHANGE SERVICES

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

ACCOUNTANTS

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

ALARM COMPANY

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

ARCHITECTURE

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

415-695-2700

ASSOCIATIONS

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

ATTORNEYS

BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law CHONG LAW Dolores Chong DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

415-490-9020

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

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

415-421-0100

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

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

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

GOLDSTEIN, GELLMAN, ET AL, LLP Brett Gladstone 415-673-5600 x 238 www.g3mh.com

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

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

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

415-861-8800

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

415-409-7611

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

415-438-7807

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

415-753-3811

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070

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

APRIL 2020 | SF APARTMENT MAGAZINE

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

MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com NICHOLAS GOLDMAN LAW Nicholas Goldman 415-350-8740 nicholas@nicholasgoldmanlaw.com O’GRADY LAW GROUP John O’Grady john@ogradylaw.com www.ogradylaw.com

415-986-8500

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

415-823-4566

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

415-552-8230

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

BEDBUG DETECTION

CROWN & SHIELD PEST SOLUTIONSPREMIER Aurora Vidaca 888-970-1927 aurora@crownandshieldpestsolutions.com www.crownandshieldpestsolutions.com SCENT TEK Brent & Kevin Youngblood 415-933-0879 www.scent-tek.com

CLEANING SERVICES MARVEL MAIDS Sherri Jessen www.marvelmaids.com

415-546-8000

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

CONSTRUCTION

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

CONSULTANTS: PERMITS & PLANNING

ENVIRONMENTAL CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

LAUNDRY EQUIPMENT

ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

415-279-6113

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

FIRE PROTECTION CONTRACTORS

BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com

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

MAZZY’S FIRE PROTECTION Scott Mazzarella 415-665-5553 www.mazzysfire.com

CONTRACTORS

FURNITURE RENTALS

AMSI Robb Fleischer www.amsires.com

415-447-2020

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

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

ENERGY SERVICES / GAS & ELECTRIC

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

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com

CORPORATE RENTALS

GORDON ASSOCIATES INSURANCE SERVICES Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

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

CENTER FOR SUSTAINABLE ENERGY Sarah Bliss 858-633-8099 sarah.bliss@energycenter.org

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

COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com

BROOKFIELD FURNITURE-NORCAL Mary Baird 408-720-1252 www.bfr.com

GARBAGE COLLECTION SERVICES

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

HARDWARE GRAINGER Mark D. Sheddon

800-472-4643

INSURANCE COMPANIES

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

925-495-9922

EXCALIBUR LAUNDRIES Richard Lisowski 415-884-2238 www.excaliburlaundries.com WASH MULTIFAMILY LAUNDRY SYSTEMS Cathy Barsotti 650-340-8054 www.weblaundry.com

LENDING / FINANCIAL SERVICES

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

415-794-2176

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

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

LOCKSMITHS

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

415-775-8513

MAINTENANCE REPAIR SERVICE

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

SF APARTMENT MAGAZINE | APRIL 2020

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

MEDIATION

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

MORTGAGE BROKER THE RINCON GROUP Casey Wright

415-622-7450

ONLINE PAYMENT SERVICES IMANAGERENT Hatef Moghimi www.imanagerent.com

MODAMAS INC. Gabriela Laz www.modamas.com 916-547-0049

ORGANIC WASTE SOLUTIONS

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

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

415-254-7818

property management The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 10. ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com

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

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

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

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

415-221-2032

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

415-648-1516

PROPERTY FORCE, INC. John M. Way

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

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

415-334-3277

PAINTING SUPPLIES SHERWIN-WILLIAMS Khuat Hoang Sw7276362@Sherwin.com

415-576-1043

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Vidaca 888-970-1927 aurora@crownandshieldpestsolutions.com

PLUMBING SERVICES

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com R & L PLUMBING Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

PRIVATE INVESTIGATOR

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

PROPERTY MANAGEMENT

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

415-799-3728

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

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

415-386-3111

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

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

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

WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com

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

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

BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

members APRIL 2020 | SF APARTMENT MAGAZINE

415-589-3945

415-552-6567

415-608-3050

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

CHANDLER PROPERTIES Carolyn Chandler 415-921-5733 www.chandlerproperties.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com DEWOLF REALTY CO. INC. William A. Talmage www.dewolfsf.com

415-221-2032

DJA PROPERTIES Brian James brian@djaproperties.com www.djaproperties.com

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 kristine@rockawayresidential.com

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

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

EQUITY ONE Brenda M. Obra www.equity1sf.com

415-441-1200

SC PROPERTY MANAGEMENT Robert Guglielmi 650-342-3030 bob.guglielmi@scpropsm.com

GAETANI REAL ESTATE Paul Gaetani www.gaetanireality.com

415-668-1202

SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com

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

SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com

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

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

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

415-981-5780

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

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

415-237-6240

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

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

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

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

W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com

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

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

LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

415-648-1516

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

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

PROPERTY MANAGEMENT SOFTWARE

MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com PACIFIC UNION INTERNATIONAL PROPERTY MANAGEMENT Susan Lucas 415-722-4724 www.pacunionpm.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com

DROPLIT, INC. Stephen Westerfield stephen@droplit.io

212- 235-7877

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

415-528-7211

STESSA Victor Perez www.stessa.com

626-524-4931

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

YMPG MANAGEMENT Yelena Glezer 415-260-6325 yglezer@ympg-management.com

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

415-674-9243

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

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mark Bonn 415-614-4354 mbonn@apr.com ALAIN PINEL INVESTMENT GROUP Jay Greenberg 415-593-8615 www.aprinvestmentgroup.com ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com BAY AREA PREMIER PROPERTIES Peter Fisler 415-606-6621 www.bayareapremierproperties.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL-JAMIE KENDALL Jamie Kendall 415-788-3100 jamie.kendall@colliers.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Brian Leung 415-288-7881 www.brian-leung.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 LESLIE BURNLEY Leslie Burnley leslie.j.burnley@gmail.com leslieburnley.com

415-717-8709

MARCUS & MILLICHAP David Nelson 415-312-2245 dnelson@MarcusMillichap.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com

SF APARTMENT MAGAZINE | APRIL 2020

sfaa sfaa 2020 membership application

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

Base Fee

Units Fee

1-50

$385 +

$6.45 per unit =

51-250

$475 +

$6.45 per unit =

251-500

$675 +

$6.45 per unit =

501-1,000

$875 +

$6.45 per unit =

1,001

$1,375 +

$6.45 per unit =

TOTAL UNIT AMOUNT:

Unit Fee

1-50

$485 +

$3.95 per unit =

51-250

$575 +

$3.95 per unit =

251-500

$775 +

$3.95 per unit =

501-1,000

$975 +

$3.95 per unit =

1,001

$1,475 +

$3.95 per unit =

TOTAL UNIT AMOUNT:

STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com

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

REAL ESTATE INVESTMENTS ALAIN PINEL INVESTMENT GROUP Trigg Splenda 415-593-8616

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

TOTAL AMOUNT:

URBAN GROUP REAL ESTATE Louis Cornejo 415-863-1775 louis@urbangroupsf.com

CONTACT INFORMATION Contact Person

REFINISHING / RESURFACING SERVICE

Company/Title Address City

State

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

Zip

Mobile Phone Email Address

RENT BOARD PETITIONS

Website PAYMENT METHOD Amex

Visa

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date HOW DID YOU HEAR ABOUT US?

Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

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

SHAMROCK REAL ESTATE COMPANY Trent Moore 415-359-2400 www.shamrocksf.com

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

ASSOCIATE MEMBER DUES: $495

Check

415-386-3111

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com

TOTAL AMOUNT:

Base Fee

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

VANGUARD COMMERCIAL BROKERAGE Allison Chapleau 415-516-0648 www.allisonchapleau.com

MANAGEMENT COMPANY DUES Units

PACIFIC UNION COMMERCIAL Stephen Pugh spugh@pacunion.com

TOUCHSTONE COMMERCIAL PARTNERS Matthew Gorman 415- 539-1118 mattgorman@tcpre.com

REGULAR MEMBER DUES Units

NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com

APRIL 2020 | SF APARTMENT MAGAZINE

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

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

949-422-7166

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

RESIDENTIAL LEASING

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com GAVIN COOMBS COMPANIES INC. Gavin Coombs 415-509-4782 www.rentalradar.com J. WAVRO ASSOCIATES James Wavro www.jwavro.com

415-509-3456

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

415-648-1516

RELISTO Eric Baird www.relisto.com

415-236-6116

RENTINGSF David Chesnosky dcrentsf@gmail.com

415-218-3700

RENTSFNOW Kathy Claussen kclaussen@veritasinv.com

415-762-0213

CONTRACTOR OR VENDOR?

ARCHITECTURE & DESIGN SERVICES

Openscope Studio ATTORNEYS

BANKING & LENDING SERVICES

Luther Burbank Savings Maven Hard Money

562-712-7504

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

SEISMIC MANUFACTURER

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

Great Escape Fire Escape Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Pac West Painting Tara Pro Painting

PETITION SERVICES

Rent Board Passthroughs

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

54 41

Berendt Properties 6 Gaetani Real Estate, Inc. 60 Real Management Company 58 Rentals in SF 35 West Coast Property Management 45 Yardi 18-19

43 57

REAL ESTATE BROKERS

CONSTRUCTION & RENOVATION SERVICES

LOCKSMITHS

SECURITY

QUAKE BRACING, LLC Thor Matteson info@quakebracing.com

Dowling & Marquez, LLP Fried & Williams LLP

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com ADT-MULTI FAMILY Jeanette Mendez jjmendez@adt.com www.adt.com/smart-

ad index NEED A PROFESSIONAL 35 55 58 57

54 38 57 38 56 55

Amore Real Estate 56 Coldwell Banker Commercial 37 Colliers / DeVincenti 2 Compass 23 Compass / Antonini 13 Compass / Bonn & Webb 31 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 27 Kay Properties & Investments, LLC 17 Marcus & Millichap 24-25 Newmark Knight Frank / Sheridan & Boersma 59 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 54 Vanguard Properties / Kilby Stenkamp 38 Zephyr / Terrence Jones 15 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered. Advertisers in red are Associate Members of SFAA.

510-495-1575

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

510-595-1994

SGDM, LLC George Mak www.sgdmllc.com

415-462-0619

STEEL CORE BUILDERS, INC. Shahram Ghodsian 415-331-0500 www.steelcorebuilders.com W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

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

SUBMETERS

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

SF APARTMENT MAGAZINE | APRIL 2020

TENANT PLACEMENT & LISTING REALPAGE Stacy Blackwell www.realpage.com

972-820-3015

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

415-409-3263

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

415-309-9356

ZUMPER INC. Diana James diana@zumper.com

949-702-1508

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

WATER DAMAGE SERVICE

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

WATERPROOFING sf.0319.great.escape.pdf

3/3/19

6:34 PM

Keeping The San Francisco Bay Area Safe Since 1988

FIRE ESCAPE SERVICE & MAINTENANCE

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

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

Mike Stack

Real Estate Advisor

CMY

Call or email me

Safety is our Top Priority

today for a free & private analysis of your property’s value,

FREE ESTIMATES

it’s never too early to get started.

(415) 566-1479

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DRE# 01932 2 8 0

APRIL 2020 | SF APARTMENT MAGAZINE MikeStack_Ad.indd 1

1/30/20 2:24 PM

Rock the Housework… continued from page 34

two years behind. If they do, request that they send you a letter stating that

the laundry machines, something that

you requested state inspection and

should be done annually.

are awaiting testing. Post this letter in your elevator.

• Boiler Room—Check the boiler room door and make sure it’s locked off to

• Fire Sprinklers—Service fire sprinklers

Passthroughs

PAY! Take advantage of the Rent Board rules that benefit you.

tenants. Check the room itself for any-

every quarter, year, and a full five-year

one’s personal belongings, which will

certification, per state statue. If you

need to be removed. The only items

have fire hoses in your building, they

that should be stored in the boiler

can be serviced by the same sprinkler

• Soft Story/Voluntary Seismic

room are paperwork from technicians,

vender, as required by law.

• General Capital Improvements • Operating and Maintenance

equipment, and an annually serviced fire extinguisher (For more on fire ex-

• Emergency Lighting and Back Light

tinguishers and a mandatory fire safety

Fire Exit Signs—These should be hard-

checklist, turn to page xx.)

wired with a 90-minute backup. If you don’t have these in your building, you

• Fair Housing—Make sure you have

should get them. They are required

a “fair housing” sign posted on the

by law in new buildings, and the city

ground floor of each of your build-

is beginning to crack down on them

ings. The SFAA has this sign available

in older buildings when signing off

for members.

on low-frequency horns. They aren’t

We prepare petitions for

and also • Annual Increase letters • General and Water Bond Passthroughs We have 18 years of experience and have filed hundreds of successful passthroughs. Call us today at

415-333-8005

to find out how you can benefit.

cheap and the conduit can be a bit

Hardware and Systems

unsightly, but you want to make sure

To make sure your building is in com-

people know how to exit your building

pliance with local and state law, use the

in the event of an emergency. These

below as a checklist for what you should

should be checked regularly.

be inspecting, maintaining and tracking on a regular, annual basis, unless otherwise noted.

• Section 604 Inspection—Make sure you have a licensed general contractor check all of your decks, escapes and

• Fire Extinguishers—These should be in

exterior stairwells to make sure they

the boiler room and no less than every

are safe. File the 604 affidavit with the

75 feet throughout the building.

city periodically as required.

• Fire Escapes, Ladders and Egresses.

• Smoke Detectors and Carbon Monoxide Detectors—Inspect and record annually.

• Fire Panels.

last date the “Permit to Operate” was

by state fire code. File the mandatory affidavit every six years with the city.

issued. • Personal Belongings—Check for resi• Backflow—Check with SF Public Works

dents’ unwanted personal belongings

when the last service was facilitated.

in common areas. Pursuant to state fire code 1020-3, no staircases or means of

• Water Tanks—Depending on size, water tanks will need a permit to operate. • Elevators—Elevators should have a

AND PROPERTY SERVICE

They should be in all sleeping areas and specific common areas as required

• Boiler—Check the city’s site for the

ONE STOP MAINTENANCE

egress are to be blocked by any belongings of any kind at any time. Craig Berendt of Berendt Properties can be reached at craig@berendtproperties.com

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monthly oil service and a state annual inspection. Reminder: it’s YOUR job as a property owner/manager to request this inspection from Cal Osha. They will probably tell you they are at least SF APARTMENT MAGAZINE | APRIL 2020

Landlord P’s and Q’s… continued from page 30

share of the security deposit. Legally, they have not surrendered possession of the unit so the landlord has no duty to refund any of the deposit. But it is good landlord etiquette to work with the departed and remaining tenants to keep everyone happy. It can be productive to ask the departed to recoup their share of the deposit from the remaining tenants. If the departed and

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remaining tenants are not getting along, which is a common reason for some tenants to relocate, the landlord should ask the remaining tenants to submit the equivalent of the departed tenants’ portion of the deposit and then the landlord can send the refund to the departed. Adhering to basic landlord etiquette tips might not always be easy, but good etiquette is almost always required to avoid, or at least minimize, bigger problems.

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

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. David Semel is an attorney with Fried & Williams LLP and can be reached at 415-421-0100.

Legal Questions

Get Answers. Confused about local and statewide rental housing laws? Take advantage of SFAA’s legal information network. Before every SFAA General Membership Meeting, a diverse panel of San Francisco landlord attorneys answers your questions about your property, your tenants and the San Francisco Rent Ordinance. SFAA monthly meetings and legal panels are a benefit just for members, so make sure you are getting the most out of your membership and be sure to attend the next meeting.

APRIL 2020 | SF APARTMENT MAGAZINE

Surreal Estate… continued from page 14

ability to offer units for shorter, traditional

License No. 797467

hotel stays. They were forced to be landlords rather than hotel operators.

Seismic & General Contractors

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

The Court of Appeal reversed the trial court’s initial denial of the preliminary injunction, but while the hotel operators were making progress on their case, the city amended the HCO again—changing minimum rentals from “32” to “30.” What happens over those two days? By day 31, the occupant becomes a tenant at state law. By day 32, she acquires all the protections of

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

the Rent Ordinance (see sidebar page 14).

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

Taken together, these regulations advance

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

the city’s affordable housing agenda by focusing on timing of occupancy, rather than expanding substantive rights themselves.

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

If occupants are in possession longer, their rents will tend to be lower. Unfortunately, it comes at the cost of owners’ flexibility in exercising their property rights.

For inquiries, please contact Homy Sikaroudi, PhD, PE

Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100. sf.1013.west.coast.premier.indd 1

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9/18/13 12:32 PM

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SF APARTMENT MAGAZINE | APRIL 2020

BETTER BY DESIGN info

Seismic Retrofits

New ADUs & Legalize UDUs

ADA Compliance

Gas, Electric & Heating Upgrades

1 Bedroom to 2 Bedroom Conversions

Balcony Repairs

Window & Facade Replacement

cha

rles

per

ry.c

415

.509

.295

W. CHARLES PERRY & ASSOCIATES ARCHITECTURAL ENGINEERING & CONSTRUCTION MANAGEMENT

APRIL 2020 | SF APARTMENT MAGAZINE

DEVELOPMENT OPPORTUNITY

LOT C LOT B

More Good Ones — Just Listed! Remarkable opportunity to develop housing in San

• Lot B: $1,100,000 (4 Unit Potential)

Francisco’s revitalized Bayview neighborhood. Zoned

• Lot C: $900,000 (3 Unit Potential)

RM-1, the two adjacent parcels are unentitled and up

• 2 Adjacent, Ready to Build Parcels

to seven condominiums can be constructed (roughly

• Lots Sold Together or Separately

12,800 sq ft). Walking distance to Muni Metro’s T

• Zoned RM-1

Line and San Francisco’s South Basin Waterfront, the

• In SF’s Designated Opportunity Zone

parcels are just a few blocks from the Lennar Corp’s

• 5,581 Sq Ft Lot Comprised of 2 Parcels

housing project: The San Francisco Shipyard.

www.bayviewlots.com

MATTHEW C. SHERIDAN

415.273.2179 License 01390209 matthew.sheridan@ngkf.com

aptGroup

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