April 2021 by sfaa1917

SF APARTMENT magazine

MANY HAPPY

RETURNS

AN INFLUX BEGINS AS THE CITY RECOVERS

San Francisco Apartment Association April 2021 / $7.00

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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

Shack to the Future BY PAM MCELROY

Pride of Place BY KATHERINE TOM WITH PAM MCELROY

Food for Thought BY PAM MCELROY

22 4

APRIL 2021 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

Welcomed Waivers

Uncivil Civics

The News

Trend Alert

Surreal Estate

BY JUSTIN A. GOODMAN

Hitting Home

Sacramento Report

BY JEREMY WILLIAMS

Rent Relief Debrief

BY DEBRA CARLTON

Calendar

Professional Services Directory

Membership Application

Legal Q&A By the Back Door BY VARIOUS AUTHORS

SF APARTMENT MAGAZINE | APRIL 2021

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Berendt Properties is a team of experts—in leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority: your bottom line. BERENDT PROPERTIES

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APRIL 2021 | 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 Marketing Lara Kisich

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,

VOLUME XXXIV, NUMBER 4 APRIL 2021 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-392-3770 or 415-255-2288 Web www.sfaa.org

SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is published monthly for $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 @2021 by SFAA.

Bert Polacci, James Sangiacomo Dave Wasserman

SF APARTMENT MAGAZINE | APRIL 2021

COLUMN

THE NEWS

Small business relief: Small businesses or restaurants that were ordered to stop operating due to a San Francisco health order and which have less than $25 million in 2019 gross receipts qualify for relief. For businesses that qualify, the

Welcomed Waivers

2020-2021 business registration fees (originally due on May 31, 2020) and the

Upcoming fire alarm upgrade deadlines and business tax payments have been delayed, providing relief to local small businesses.

regulatory license fees (originally due

Editor’s Note: state and federal guide-

is a barrier, like a door or curtain for

tended as well. The 2021-2022 license

lines and legislation are constantly

example, between the notification appli-

fees are now due on November 1, 2021

changing regarding COVID-19. For the

ance and the pillow, the barrier must be

(originally due March 30, 2021). Ad-

latest information, resources, financial

in place during the sound test. For more

ditional 2021 extensions are awaiting

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

information, visit sf-fire-org/fire-safety-

approval from the Board of Supervisors,

www.caanet.org/coronavirus.

requirements-building-owners.

including the business registration re-

March 2020) will be waived. To qualify for this relief, you must first file a tax return. For detailed instructions and to file your return, visit sftreasurer.org/ covid-19-tax-relief-businesses#file Some 2021 deadlines have been ex-

newal, originally due May 31, 2021, and Fire alarm system upgrade: At the time

Annual Business Taxes: The deadline to

the delinquency date for point-of-sale

of publication, the deadline to upgrade

file business taxes has been extended

weights and measures fees.

fire alarm systems in residential build-

from March 1, 2021 to April 30, 2021.

New Bills to Boost Housing

ings has been extended two years. The new deadline will be set for July 2023

By April 30, most rental property own-

Senate Bill 478, authored by Senator

(the previous deadline was July 1, 2021).

ers should file and pay the gross receipts

Scott Wiener (D-San Francisco), will

All buildings that are required to have

tax for each building (if four or more

ease restrictions on how much can

a fire alarm system under Fire, Building

residential units are leased in an indi-

be built on lots zoned for multifamily

and Housing Codes must upgrade the

vidual building); file and pay the payroll

housing. Specifically, the bill targets

fire alarm system, if necessary, to com-

expense tax for each building, unless

regulations that cap a development’s

ply with the sound level requirement for

your taxable payroll expense attribut-

square footage based on lot size, pro-

sleeping areas.

able to that building is less than or equal

hibiting local jurisdictions from limit-

to $320,000; and pay 2020-2021 business

ing square footage to less than 1.5 times

Fire alarms must reach a sound level of

registration fees for each building (this

the lot size. The law would pertain to

at least 15 dB above the average ambient

had been deferred from June 1, 2020).

buildings with two to ten units.

mum sound level, having a duration of

Reminder: Government grants, includ-

According to Wiener, current law

at least 60 seconds or a sound level of

ing funds from the Payroll Protection

makes it cost prohibitive to build mod-

at least 75 dBA, whichever is greater,

Program (PPP loans) are not taxable.

est multifamily housing. “We should not

measured at the pillow level in the area

They are not considered to be “gross

tolerate a situation where a city makes it

required to be served by the system us-

receipts” for purposes of the city’s gross

impossible to build,” he said, speaking

ing the A-weighted scale (dBA). If there

receipts tax.

in support of the bill.

sound level or 5 dB about the maxi-

APRIL 2021 | SF APARTMENT MAGAZINE

437 HYDE STREET, SAN FRANCISCO

183-185 VILLA TERRACE, SAN FRANCISCO

12 units the Tenderloin

2 Units in Clarendon Heights

$1,995,000

$1,695,000 1701-1711 GREENWICH ST, SAN FRANCISCO

6 Units in Cow Hollow

$3,495,000

371-381 SAN JOSE AVE, SAN FRANCISCO

1678 GROVE ST, SAN FRANCISCO

8 Units in Noe Valley

6 Units in NOPA

$3,700,000

$2,295,000 383-391 SAN JOSE AVE, SAN FRANCISCO

9 Units in Noe Valley

$3,800,000

1701-1703 BRODERICK ST, SAN FRANCISCO

155 HARRIET STREET #3, SAN FRANCISCO

2 Units in Lower Pacific Heights

Live/Work Loft in SOMA

$2,095,000

$795,000 30 GRAND VIEW TERRACE, SAN FRANCISCO

3 Units in Eureka Valley

$2,495,000

35-39 PROSPER ST, SAN FRANCISCO

136-138 BAKER ST, SAN FRANCISCO

3 Units in Eureka Valley

2 Units in the Upper Haight

$1,695,000

$1,850,000 130 GRAND VIEW AVE, SAN FRANCISCO

3 Units in Eureka Valley

$1,995,000

Considering Buying or Selling a Multi-Unit Property? Allison’s focus is on the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 18 years of experience selling investment real estate, Allison uses her industry expertise to help sellers maximize the value of their properties.

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SF APARTMENT MAGAZINE | APRIL 2021

Senate Bill 621, authored by Assemblymem-

building permit has not been issued (i.e.,

Existing lot conditions or form-based

ber Susan Eggman (D-Stockton), would

any project currently on file with the City).

restrictions on development (e.g., height, bulk, rear yard requirements) prevent a

incentivize the conversion of vacant hotels and motels into multifamily housing. Con-

The controls aim to disincentivize low-

project from maximizing density without

verting these buildings would increase the

density projects, restrict the construction

seeking a variance or subdividing units

housing supply, but also revitalize eco-

of large residences, and prevent the loss or

(while adhering to the minimum unit sizes

nomically depressed spaces, generate jobs,

conversion of rent-stabilized housing units.

in the Planning Code);

unlock commercial corridors, and rejuve-

The zoning districts cited allow for a higher

nate communities. The bill would include

density (i.e., more units at a smaller size),

a streamlined process for converting the

but often are developed with larger units

buildings, hopefully reducing the costs and

that are more suitable to higher-income

building time for developers. A percentage

families (i.e., fewer units at larger sizes).

Fees Waived for New In-Law Units San Francisco supervisors voted unanimously to ease restrictions for property owners who want to build accessory dwelling units on properties with single-family homes. Fees for building inspections, plan review, records retention, and site surcharges would be waived for these projects. The ordinance was written by Supervisor Gordon Mar. Because single-family homes make up 31% of the city’s housing stock, the bill could have a big impact. He said, “By waiving building permit fees on ADUs, we are incentivizing homeowners to expand affordable housing opportunities and support extended families and seniors

on a subject lot; and • No unit is greater than 2,000 square feet in size.

of each building must be set aside for affordable housing.

• The proposed project increases density

San Francisco supervisors voted unanimously to ease restrictions for property owners who want to build accessory dwelling units on properties with single-family homes.

• Expansions of existing residential buildings are permitted without a CU if the proposed expansion is 25% or less of the existing residential building and: • Does not increase the size of any unit that is already larger than 2,000 square feet in size; • Does not create a new unit larger than 2,000 square feet, or • Does not cause an existing unit less than 2,000 square feet in size to exceed 2,000 square feet. It is unclear how many projects the interim zoning controls will impact, or whether it will result in changes to proposed devel-

with mobility and caretaking needs.” The controls apply to any (i) new con-

opment. Until the Planning Department

For more information about this ordinance,

struction of a residential building or (ii) a

or Planning Commission adopt clear

read “Lay of the Land Use” by M. Brett Glad-

proposed alteration that would result in

guidelines for implementing the controls,

stone in the March issue of SF Apartment

the expansion of the building. A CU from

including standards for density studies,

Magazine (sfaa.org).

the Planning Commission will be re-

the impact of the interim zoning controls

quired if the residential building does not

remains uncertain.

New Interim Density Controls

maximize the principally permitted resi-

In January the Board of Supervisors passed

dential density while meeting minimum

The above content was written by Reuben,

interim zoning controls for parcels in

unit size requirements. The following

Junius & Rose Attorney Tara Sullivan and

residential-commercial combined (RC),

minimum unit sizes must be used in den-

was reprinted with permission. This con-

residential-mixed (RM), and residential-

sity studies under the interim controls:

tent is general in nature. Readers should

transit oriented (RTO) zoning districts

450 square feet for one-bedrooms, 700

consult with legal counsel before relying on

(excluding RTO-M). The controls require

square feet for two-bedrooms, 900 square

this information.

Conditional Use Authorization (CU) for

feet for three-bedrooms, and 1,100 square

most new construction or alterations that

feet for four bedroom units.

Vallie Brown to Lead Nonprofit Arts Funding Agency

sored by Supervisor Aaron Peskin, the in-

There are exceptions to the Conditional

Former San Francisco Supervisor Vallie

terim zoning controls became effective on

Use requirement where site constraints

Brown was appointed the director of the

January 21st and are in place for 18 months,

prevent a project from maximizing density

city’s main nonprofit arts funding agency

until July 2022. They apply to all projects—

or for certain minor expansions. To fall un-

Grants for the Arts, by Mayor London

even ones currently under review by the

der the site constraints exception, a project

Planning Commission—where a final site or

must meet the following criteria:

do not maximize residential density. Spon-

APRIL 2021 | SF APARTMENT MAGAZINE

The News… continued on page 42

Adam Filly Exceeding Expectations Just Listed

Just Listed

1457-1459 Haight St | Mixed-Use

2501 Van Ness Ave | Mixed-Use

Just Listed

Available

Apartments | Mixed-Use | Commercial

Available

Just Listed

1649 Market St | 70 Units

668 Clay St | 108 Room Hotel

Available In Contract

706 Kearny St | 36 Room Hotel

2352 Lombard St | Mixed-Use

In Contract

2727 Polk St | 7 Units

4272-4280 23rd St | 9 Units

1664-1670 Fell St | 4 Units

In Contract

1234-1238 Grove St | 5 Units

Just Sold

428 15th Ave | Develpement

2291-2299 Green St | 5 Units

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

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

SF APARTMENT MAGAZINE | APRIL 2021

TREND ALERT

COLUMN

Hitting Home written by JEREMY W ILLIA MS

The Bay Area rental market is beginning to recover after the pandemic caused a yearlong decline.

ver the past year, San Francisco has experi-

• San Francisco as the most desirable tech headquarters

Many fled to the suburbs or out of state for more spacious accommodations while sheltering in place.

closer to $3,200 or more the year prior. This rapid decline in rental rates over the past year has left many landlords and investors feeling unsure about the

• Noteworthy companies continuing to invest in San Francisco

Summary of the 2020 Rental Market

The Decline in Rental Rates Coming to an End Fast forward to today: As I write this article in February 2021, there are still

Others left for financial reasons, like the

To understand the significance of what

a lot of available rentals on the market.

many bar, restaurant, and gig workers

we are seeing now in the local rental

However, renters are returning. In

who were faced with a loss of income

market, it’s worth revisiting what apart-

their February 2021 National Rental

after indoor dining and entertainment

ment building owners have been faced

Report, Zumper announced the first

shut down.

with over the past year. The first wave

positive increase in Bay Area rents

of renters began leaving San Francisco

since the onset of the pandemic last

Month after month moving trucks lined

almost immediately after the shelter-

year. The nearly 1% rental increase for

the streets as vacancy rates soared. And

in-place orders were announced in

the average one-bedroom apartment

now, San Francisco landlords are facing

March of 2020.

may not seem like much, but for prop-

record-high vacancy rates upward of 10% to 20% across their portfolios.

erty owners it’s a long-awaited sign This trend continued as some of the larg-

that the local rental market is begin-

est tech firms with headquarters in the

ning to stabilize.

There is a light at the end of the tunnel

Bay Area began announcing extended

though, as we are beginning to see a

and even indefinite work-from-home

This trend was confirmed by my

reversal of this trend. In the first couple

policies. In response to this, some land-

conversation with Dawn Cusulos of

of months of the new year, there has

lords rushed to rent out their vacancies

Corcoran Global Living, who special-

been a notable uptick in apartment rent-

at relatively large discounts. Others have

izes in residential leasing and currently

als. This article will explore some of the

held the line, waiting for demand to

has over 100 rental listings. Cusulos is

early signs of a recovery in the San Fran-

return. Rental rates continued to drop

getting more calls on her listings and

cisco rental market.

throughout the year to nearly 25% lower

has signed more new leases in the first

than their pre-pandemic highs.

couple of months of the year than in the several months prior. “Some people

Highlights of this article include: • Summary of the 2020 rental market • The decline in rental rates coming to an end

these apartments were renting for

future of the local rental market.

enced a mass exodus of renters leaving town.

Francisco renting at $2,700 per month;

APRIL 2021 | SF APARTMENT MAGAZINE

Zumper’s December 2020 National

are coming back from San Diego or

Rental Report, which analyzes rental

New York, for example, but a lot of the

data from over one million active list-

demand is coming from people who

ings across the United States, shows the

are already here looking to get more

average one-bedroom apartment in San

space for less money,” she said.

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NRT

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

SF APARTMENT MAGAZINE | APRIL 2021

The return of renters who fled during

allow employees to work remotely (com-

the Bay Area have real concerns about the

the pandemic along with those who have

pared to the previous year’s 6%), but the

future of the local rental market, others are

decided to stay and upgrade their accom-

preferred location for headquarters and

optimistic about what we are seeing in the

modations is a positive sign of better

in-person operations was still the San

first couple of months of 2021.

days ahead.

Francisco Bay Area at 30%. Austin and New York were the runners up at only 7% each.

Just as renters left in waves over the past

San Francisco as the Most Desirable Tech Headquarters

The future of in-person work remains

Tech workers are trickling back in already

Our industry has focused quite a bit on

uncertain, though the Bay Area continues

in anticipation of their offices reopening

how Bay Area tech giants have responded

to stand out as the place to be for up-and-

this summer. Next is likely to be hospitality

to the pandemic, as their employees make

coming tech firms.

workers, once we can enjoy indoor dining

up a large portion of the renter pool. In

year, they are likely to return in waves.

and entertainment again. And, hopefully,

nies like Google, Facebook, Salesforce,

Noteworthy Companies Continuing to Invest in San Francisco

and other local tech firms made headlines

Noteworthy companies are doubling down

meantime, we get to enjoy less traffic, and

over their extended remote work poli-

on their investments in Bay Area infrastruc-

less competition for outdoor dining.

cies that would allow employees to work

ture. Over the summer, we heard about

from home until summer of this year, if

Google’s expansion of 42,000 square feet

As a San Francisco resident for the past 15

not indefinitely. This freed up many rent-

of office space in the Two Rincon Tower

years, I have seen the city undergo several

ers to leave behind their San Francisco

building downtown. And most recently,

changes. I am excited to see what this next

apartments to find better accommodations

Ikea and its parent company, Ingka Group,

version of San Francisco has in store.

elsewhere. Now with summer just a few

announced their plan to open an Ikea cen-

months away, employees of these firms

ter in downtown San Francisco this coming

are returning, little by little. The relatively

fall. The store opening is part of a larger

small spike of renters returning to San

investment of over $260 million to rehab

Francisco now may be doing so to get the

the 250,000 square foot “6x6” building at

first grab at available rentals before many

945 Market Street. The development, which

of their colleagues return this summer.

has been mostly vacant since its completion

the early days of the pandemic, compa-

in 2016, will be the home to a six-floor mall In addition to existing firms reopening

with Ikea as its anchor store.

their doors, there’s still a strong pull for new companies to headquarter in the

When asked about the timing of their

Bay Area. Initialized Capital, a venture

project, a spokesperson for Ingka Group

capital firm, recently surveyed nearly

made it clear that the company believes in

100 tech founders and found that San

the long-term viability of the San Francisco

Francisco is still the number one place

economy. The spokesperson commented

for startups to begin operations. This is

that the company “…understands the recent

true even after many of the respondents

pandemic has had an impact on all cities

changed their views on remote work

and retail environments” and that their

due to the pandemic.

“strategy is to be close to where many people live and work, and we believe in the

Kim-Mai Cutler, a partner at Initialized

long-term potential for 6x6.”

Capital, said, “Everyone is a lot more comfortable hiring remote now, and it’s very

Between Google acquiring more office

hard to put that genie back in the bottle.”

space and Ikea’s significant investment in

The results from a February 2020 survey

rehabbing the 6x6 building, San Francisco

they conducted showed that only 6% of

is proving its resilience as a place where

respondents were in favor of a distributed

people want to live and work.

or remote workforce for a new business operation, with more than 40% saying

Optimistic Outlook

that they would choose the San Francisco

With a post-COVID rental market on the

Bay Area as their headquarters.

horizon, San Francisco property owners and investors will need to keep adapting

In this same survey one year later, more

to the environment as it takes shape. While

than 40% of the respondents said they

some of the largest property owners in

APRIL 2021 | SF APARTMENT MAGAZINE

our artist friends and colleagues will return now that rents are more affordable. In the

Jeremy Williams is a multi-unit and commercial sales specialist, focusing on the San Francisco Bay Area market. To discuss the findings in this article or to consult on any other real estate matters, contact Jeremy at 415-932-9846 or jeremy@ jeremywilliams.com.

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Isabelle@TerrenceJonesSF.com

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415.596.0659

Senior Broker Associate

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SF APARTMENT MAGAZINE | APRIL 2021

COLUMN

LEGAL Q&A

By the Back Door w r i t t e n b y VA R IOU S AU T HOR S

Without permission from the master unless and until your tenant expressly tenant, landlords shouldn’t grant entry asks you to allow access. to units (even to subtenants). —Justin A. Goodman & Maddy Zacks reach their master tenant. Unless this is Q. What is my obligation to Q. After the tenant vacated, I

a subtenant? One I’ve never had contact with called me and claimed they were locked out of the unit. They asked me to let them in or to call a locksmith.

A. You not only have no obligation to

true (which you have no way of know-

ing), you permit trespass and potential theft by allowing access, and if your locksmith has to rekey the unit, you’ve potentially just wrongfully evicted your actual tenant.

provide access, but you should also be

Now, San Francisco Rent Ordinance

very cautious in allowing a stranger to

§37.13 states that “a landlord shall pro-

access your tenant’s unit. Most mod-

vide a minimum of one key or key-set

ern leases (like the SFAA Residential

per rental unit for each adult occupant,

posit law found in Civil Code Section

Tenancy Agreement) prohibit subletting

without charge.” The Court of Appeal

1950.5. The security deposit may be used

without prior approval of the landlord.

has repeatedly interpreted the term “oc-

at the end of a tenancy to compensate

And while the need for approval has

cupant” to include a much broader cate-

the owner for unpaid rent accrued be-

been sharply curtailed over the years in

gory than “tenant” (and even “tenant” in

fore move out, to repair damages caused

San Francisco, the relationship between

San Francisco can include a subtenant).

by the residents beyond normal wear

the landlord and their tenant remains the one that matters here.

found the bathroom full of mold and will need to have it professionally cleaned. It appears as though the mold growth was caused by a lack of cleaning and ventilation during the tenancy. May I deduct the cleaning costs from the deposit?

A. First, let’s review the security de-

and tear, and to clean the apartment to But first of all, Section 37.13 is a “hous-

the same level of cleanliness that existed

ing services” provision that simply

when the tenancy began.

You should treat unknown subtenants

seeks to provide access to all lawful

as strangers for most purposes. This

occupants without additional charges.

Once the residents give notice of their

instinct is ingrained into many San Fran-

Second, while the ordinances adopting

intention to vacate, owners should is-

cisco landlords, as earlier (pre-Costa-

this section do not include any specific

sue a written notification informing

Hawkins) versions of the rent board

legislative intent, the language allows

them of their right to request a pre-

regulations found rent control protec-

landlords to refuse to provide “addi-

move-out inspection. Please use the

tions in a subtenant who successfully re-

tional sets” for good cause, including

CAA/SFAA form. If the residents opt for

quested repairs directly to the landlord

“unlawful occupancy.” Finally, this sec-

this inspection, you should conduct it

(via the legal doctrine of “no good deed

tion does not say “to whom” the keys

no earlier than two weeks before the

goes unpunished”).

must be given. It’s a fair assumption

move-out at a mutually acceptable date

that only the tenant who is the law-

and time. The purpose of the inspec-

And while this is no longer the rule, your

ful, contractual lessee can make the

tion is for property owners to identify

tenant is still the master of their own do-

request/receive the keys from the land-

in a written itemized statement any

main. They can even reserve the right to

lord. And even if this were ambiguous,

cleaning or repairs that may cause a

evict their roommates without just cause

sometimes—yes, even in San Fran-

security deposit deduction if not com-

(and for all you know, may have done

cisco rental law—common sense and

pleted before the residents leave.

so before this request came in). In this

substantial rights have to prevail over

scenario, you simply have no idea if this

local rules. The safest thing for you

The pandemic has created some major

person actually is a bona fide subtenant

and your (known) tenants is to protect

challenges with regard to this step, as

who lost their keys and honestly cannot

their apartment against strangers,

owners and residents alike want to

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This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum paying special attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/ operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through Growth Capital Services member FINRA, SIPC Office of Supervisory Jurisdiction located at 582 Market Street, Suite 300, San Francisco,MAGAZINE CA 94104. SF APARTMENT | APRIL 2021 17

31.com

avoid exposure to COVID-19. With unprec-

increasingly common, and insurance

tenant wishes to claim such distress as

edented departures occurring beginning

oftentimes will not cover these claims.

the reason for not paying rent, they must

in spring of 2020 and lasting through

Therefore, you will want to document

return the Declaration. If the 15-day

winter of 2021, many renters have opted

that the mold presence was not created

notice required the tenant to provide

out of having the inspection, while count-

by some building defect or the owner-

documentation as proof, the tenant must

less landlords did not even circulate the

ship’s failure to properly maintain this

provide those documents when they

inspection notification. Unfortunately,

rental unit.

return the Declaration.

the security deposit law was not and has —Dave Wasserman

not been amended to address pandemic safety issues. Some housing providers have conducted virtual inspections, while others ask for the residents to be absent from the apartment during entries. It is unclear if a pre-move-out inspection was sought or even offered in this instance. If you failed to offer it, then no deductions should be made. If the inspection

Q. A tenant sent a signed Decla-

ration of COVID-19-Related Financial Distress after I served a 15-day notice to pay rent or quit. She failed to provide supporting documentation. What should I do?

A. Landlords may only require tenants to

It is very easy for a high-income tenant to comply with a request to provide documentation in support of a Declaration. Any form of objectively verifiable documentation that demonstrates the financial impact is sufficient, including a letter from an employer, an unemployment insurance record, or medical bills may be provided to satisfy the documentation requirement.

occurred, the question becomes whether

provide documentation supporting a claim

If you believe that your tenant’s household

or not this problem was identified on the

of COVID-19-related financial distress if the

is high income and the tenant failed to pro-

itemized statement. If it was highlighted,

tenant’s household is “high income.” High

vide documentation as you requested, you

or if the resident declined to have an in-

income means a household income of at

could either ask again, or wait for the day

spection, then the removal and treatment

least 130% of the median income for the

when you can evict and show the court that

of excessive mold growth would probably

county where the rental property is lo-

the tenant failed to return the Declaration

warrant a deposit deduction under both

cated, as published by the Department of

as requested. The court has the authority to

the “damage beyond normal wear and

Housing and Community Development in

enter judgment because the tenant failed to

tear” and the “cost of cleaning” allowances

the Official State Income Limits for 2020.

comply with the state law.

remediation usually also requires partial

If your tenant is high income, your 15-

But if you don’t believe your tenant is in

wall and ceiling replacement in addition to

day notice to pay rent or quit must state

a high-income household, then you were

a thorough cleaning.

that the tenant is required to provide doc-

never entitled to proof of your tenant’s

umentation supporting the Declaration

COVID-19-related financial distress.

of Section 1950.5. Remember, proper mold

You must send out a deposit disposition

of COVID-19-Related Financial Distress.

statement within 21 days after the residents

The problem is that many landlords don’t

left. You and your former tenants may

know much about their tenant’s income,

agree to handle this communication via

and even less about household income.

email. If the total amount deducted exceeds

—Clifford Fried

I plan to remodel a vacant unit and know the work will be noisy. What are my obligations to neighboring tenants?

$125, make sure to include copies of the

SB 91, the COVID-19 Tenant Relief Act

material receipts and vendor billing state-

says that the landlord must have proof

ments, and if you personally performed

of high income before the 15-day notice

some or all of the work, you must submit

is served. Without proof, the landlord

your bills reflecting commercially reason-

should not be asking for documentation

Francisco there is duty owned by prop-

able charges for your labor. If the receipts/

from the tenant.

erty owners not to interfere with the quiet

billing statements are not available within

A. In California and the City of San enjoyment of their tenants. Tenants are

the 21-day period, provide an estimate and

If a landlord has proof of income on file

entitled to the quiet enjoyment of the units

the contractor’s information. Once you ob-

that indicates that the tenant’s household

they rent. This right is balanced against the

tain this documentation from your vendor,

is high income, the landlord may require

property owner's needs to undertake nec-

forward it to the departed residents within

the tenant to provide documentation

essary repairs to a residential unit.

14 days upon your receipt.

showing the tenant experienced a de-

Lastly, photograph this contamination

crease in income or increase in expenses

The law in San Francisco provides

due to the COVID-19 pandemic.

guidelines for acceptable noise levels

and try to have the remediation profes-

that are permitted at residential proper-

sional attest in writing that the mold out-

Every 15-day notice to pay rent or quit has

break was likely caused by the resident’s

a blank Declaration of COVID-19-Related

poor housekeeping. Mold lawsuits are

Financial Distress attached to it. If the

APRIL 2021 | SF APARTMENT MAGAZINE

ties. Daytime repair noise should neither Legl Q&A… continued on page 66

Is Your Building

COMPLIANT?

SAN FRANCISCO FIRE CODE 1103.7.6.1 Deadline is fast approaching! Comply by July 2021

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FOR SALE

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APRIL 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | APRIL 2021

SHACK

to the

FUTURE

w r i t t e n b y PA M M C E L ROY

How COVID-19 and consistent wildfires are changing our living spaces.

APRIL 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2021

THE CORONAVIRUS PANDEMIC AND ANNUAL WILDFIRES HAVE CHANGED—PERHAPS PERMANENTLY—THE WAY WE LIVE, work, and socialize. From the air we breathe to the functionality of our residential spaces, high technology and innovative industry professionals are responding by reinventing the buildings we live in and how we do business.

Multi-Functional Living Spaces People want more—and more functional—space. Now that employees have been working from home for a year or more, many employers are reconsidering long-term work-from-home policies, and so, employees are reconsidering their living spaces. Miles Garber, vice president of research at Polaris Pacific, explained how residential buildings are being planned with “origami interiors”—multifunctional spaces that can easily convert from a home gym to a guest bedroom to a home office. “Open floorplans no longer work when everyone is home—if someone needs to study for a final, another family member can’t log-in to their virtual fitness class,” he said. New development comes to market with a clean slate, so these new requirements can be accommodated. But in cities with a lot of older housing stock, like San Francisco and New York, bigger apartments aren’t always possible. Bumblebee makes living spaces flexible with beds and storage that disappear into the ceiling when not in use.

Owners of these spaces need to work creatively within existing spaces to reinvent stabilized units. This is where companies like Bumblebee Spaces come in. Bumblebee Spaces is a San Francisco-based robotics startup that builds modular spacesaving furniture controlled with an app or voice command. Furniture like beds, nightstands, and dressers are inconspicuously hidden in the ceiling

APRIL 2021 | SF APARTMENT MAGAZINE

With the swipe of your finger, a privacy wall will roll out when a family member has a Zoom meeting or a full-size desk can tuck away behind an entertainment console at the end of the workday. until you communicate that you’re ready for bed. With the swipe of your finger, a privacy wall will roll out when a family member has a Zoom meeting or a full-size desk can tuck away behind an entertainment console at the end of the workday. “It’s unlikely people will spend Monday through Friday in cubicles anymore. People will need homes that provide more function, which can’t come at the cost of more square footage,” explained Sankarshan Murthy, Bumblebee Spaces founder and CEO.

Health and Wellness “Wellness as an overall concept is quickly gaining steam in residential buildings. And as technology is advancing, it’s fusing with this trend,” said Garber. He went on to explain that fitness centers as we know them are most likely a thing of the past. Instead of gyms in poorly ventilated basements, residents are using technology to exercise safely in their homes—think Peloton, interactive fitness mirrors, and virtual trainers. Communal fitness spaces will still exist in larger residential buildings, but they’ll house outdoor fitness classes, rock climbing walls, and equipment not suitable for urban living spaces, like large treadmills and ellipticals. When it comes to the super-luxury residential buildings, health and wellness is being taken a step further. These high-end units will be equipped with hospital-grade MERV-13 rated filters (Minimum Efficiency Reporting Values track a filter’s ability to capture particles) and ultra-violet wands and electrostatic foggers in airducts to kill airborne contaminants. According to Garber, these will be critical amenities going forward, as wildfires and airborne illnesses remain a concern. SF APARTMENT MAGAZINE | APRIL 2021

PAST PANDEMICS’ IMPACT ON ENVIRONMENTS THE CHOLERA OUTBREAKS OF THE 1800s pushed many cities to imple-

ment sewage systems, ultimately leading to the standardization of indoor plumbing.

EFFORTS TO STOP THE SPREAD OF TUBERCULOSIS AND TYPHOID FEVER heavily contributed to the

rise of better water filtration and treatment standards.

THE 1918 SPANISH FLU PANDEMIC

led to better ventilation standards and prompted builders to include more windows and porches. Juliet balconies became more popular. This content was provided by Miles Garber, Vice President of Research at Polaris Pacific.

Outdoor Space Outdoor space became a top priority

advancements in technology. Single-use

while also managing the resident experi-

appliances are being replaced by appli-

ence. We want people to be able to use the

ances that connect to smart phones and

services they can, but we need to make sure

smart homes. Smart refrigerators can show

owners have all the information to make

you what’s inside, alert you when you’re

the best decisions,” Anderson said.

running low on inventory, and even sugBerkeley recently banning natural gas in

Lease Agreements and Filling Vacancies

new buildings, expect a big push toward

While keeping residents happy has re-

electric ranges and stovetops and preci-

quired some creative thinking and plan-

sion heating devices.

ning, according to Anderson, the hardest

gest recipes. And with San Francisco and

work has come with keeping tenants in “Touchless faucets and materials that

place—and in the city. While Greystar hasn’t

inhibit the growth of pathogenic microor-

had trouble filling vacancies, they are filling

ganisms, like copper and krion, are already

them at lower rents than before the pan-

seeing increased use outside of hospitals,”

demic. “We’re seeing a lot of people moving

Garber adds.

around within the city. But I hope with the

Next-Level Property Management

vaccine, COVID numbers will go down and the city will start to pick back up.”

Before the pandemic, property managers were, well, property managers. After

In the meantime, according to Cassandra

talking to Patricia Anderson of Greystar,

Joachim, director of business develop-

however, it’s clear that property manag-

ment at Intellirent, rental property own-

ers have taken on roles more akin to event

ers who are struggling with vacancies

planners, providing much-appreciated

have started considering lease adjust-

concierge services.

ments, like lower rental rates, rather than risk losing a tenant or having a vacant

for people looking for new homes—but

unit for an uncertain amount of time.

functional outdoor spaces are the most ap-

When popular amenities like fitness cen-

pealing. “We’re starting to design outdoor

ters, co-working spaces, and recreation

spaces—private and communal—like inte-

rooms shut down, property managers

Joachim also noted an uptick of renters

rior spaces. The lines are blurring when it

replaced these amenities with virtual fit-

with animals that they adopted during

comes to indoor and outdoor space.”

ness classes, at-home movie night kits, and

shelter-in-place, and suggests that rental

other virtual event packages in partner-

property owners reconsider “no pet”

Residential outdoor spaces are becom-

ship with local businesses, like “paint and

policies and restrictions.

ing seamless extensions of indoor spaces,

sip” nights, mixology and cooking classes,

equipped with USB connections, comfort-

or art gallery tours. “We’re doing every-

She also warned of an uptick in fraud.

able and functional furniture, WIFI, and

thing we can to enhance the living experi-

“Never accept paper documents gener-

TVs (weather permitting).

ence for residents in our buildings. People

ated by renters. Unfortunately, in hard

are sick and tired of being confined, and

times there are far more fraud attempts.

Kitchens

we emphathize. We want to make living

Collect and gather all data in one spot

Now that we’ve been cooking three meals

easier, to offer great customer service,”

to stay organized and minimize your

a day at home for a year, I think we can all

Anderson explained.

time.” She also suggested charging an application fee so only serious applicants

agree that white countertops and cabinets were a mistake. Especially those of us with

Now that the city has reached a tier in

move forward, rather than those who are

kids. The wear-and-tear our kitchens expe-

which certain indoor spaces can reopen,

merely shopping around.

rienced over the last year has taken a toll;

actually reopening isn’t as easy as it may

and the more time we spend in our kitch-

seem. Resident building gyms can be re-

As we navigate changing times and a

ens, the more we’re noticing every blem-

served by one household at a time, but that

changing rental market, it’s incredibly

ish. According to Garber, white kitchen

comes at a huge expense—cleaning and

important to stay informed. Take advan-

materials are being replaced with materi-

sterilizing the facility between uses, manag-

tage of everything SFAA has to offer, from

als in richer colors that conceal flaws, like

ing the reservation system, and monitoring

the virtual classes and virtual member

dark blues and greens.

compliance, for example.

meetings (see calendar on page 54) to

As for appliances, kitchen remodels

“We have to be aware of and sensitive to

in the coming years will reflect large

what our owners are comfortable with,

this publication.

APRIL 2021 | SF APARTMENT MAGAZINE

Pam McElroy is the editor of SF Apartment Magazine. She can be reached at pam@sfaa.org.

SF APARTMENT MAGAZINE | APRIL 2021

With two kitchens, a ballroom, and extensive views of the Bay, this San Francisco gem was the perfect fit for a wine dealer and his family.

Top left: Corey Eckert of Structure Properties; top right: main kitchen; bottom left: shot of formal dining room; bottom right: stone Fu dog guarding the entryway.

APRIL 2021 | SF APARTMENT MAGAZINE

Pride of PLACE

w r i t t e n b y K AT H E R I N E T OM W I T H PA M M C E L ROY

Photography by VIVIAN CHU.

SF APARTMENT MAGAZINE | APRIL 2021

Wish you had more room to spread out while you shelter in place? This sprawling five-bedroom mansion in Pacific Heights with over 5,000 square feet of living space would be a welcome change of scene. Speaking of scenes—it features in a fun little slice of San Francisco film history. The year was 1971, when Play It Again Sam was being adapted for the screen. Plot twist: a film workers’ strike in New York forced the entire production to relocate the film to San Francisco. According to the owners, 2183 Pacific was used to shoot interior scenes of Diane Keaton’s character Linda’s home. Imagine hosting a movie night in the ballroom—yes, there’s a full-on ballroom on the third floor—band enjoying a classic comedy (rated 97% on Rotten Tomatoes) right where it was filmed!

Host with the Most Top left: Formal dining room. Bottom left: Stone fu dogs guarding the entryway. Right: Brick staircase leading from the ground entryway to the main floor.

The third floor, which houses the ballroom, functions as a multi-purpose, full-service events space and workspace. “The third floor is the coup de grace,” says new resident of the property, Cameron Hughes, founder of de Négoce, an online shop for premium wines. Across from the ballroom is the 350-square-foot home office. “The view of the Bay from the main office is breathtaking.

APRIL 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2021

The owners—avid Asian art collectors—purchased the sculptures and antiques overseas and imported them to the United States.

APRIL 2021 | SF APARTMENT MAGAZINE

“The view of the Bay from the main office is breathtaking. You can catch yourself just staring out the window for hours,” says Hughes.

plan to have friends and colleagues over to enjoy this space…future dinner parties, lots of wine and cocktail hours, maybe some dancing as well!” But for Hughes, what mainly drew him to rent 2183 Pacific was the expansive wine cellar in the basement. He currently has more than two hundred cases of wine stored in the cellar, and says there’s plenty

You can catch yourself just staring out the window for hours,” says Hughes. Of the ballroom, he says, “With its tall ceilings and huge open space, it’s perfect for gathering my team and going through the hundreds of bulk wines that pass through our purview very month.” The southfacing floor-to-ceiling windows in the ballroom invite an abundance of natural light and lead out to the open and airy four-hundred-square-foot back deck. Off the ballroom is the caterer’s kitchen, complete with a Wolf range and dishwasher; perfect for entertaining or fixing a quiet midnight snack. When indoor socializing is safe and allowed again, Hughes will entertain here. “I

SF APARTMENT MAGAZINE | APRIL 2021

of room to store much, much more. He

bedroom and 400 square-foot terrace ad-

describes the space as “priceless” when it

joining the ballroom.

comes to his business.

Neighborhood

While 2138 Pacific Avenue seems to be the

The property has a walkscore of 96

perfect space for Hughes’s family and busi-

(walker’s paradise). Lafayette Park is just a

ness, others who were interested included

couple of blocks away. A quick stroll in the

a foreign consulate seeking to house their

opposite direction brings you to the many

consulate general and use the third floor

shops and restaurants of Fillmore Street,

for official state dinners.

including Blue Bottle, Salt and Straw, Roam

Aesthetically Pleasing Amenities

Burgers, and Noosh.

Fans of Asian art would certainly love the

Property Management

striking sculptures and antiques on display.

2183 Pacific Avenue is managed by Corey

They were all purchased overseas and im-

Eckert, vice president of Structure Proper-

ported to the United States by the owners,

ties. Structure Properties is a full-service

avid collectors who have had the property

property management and leasing com-

for decades. From the stone Fu dogs guard-

pany servicing apartment buildings, single-

ing the entryway to the carved stools in

family homes, and condos. Eckert chose to

the charming little tea nook to the many

feature this San Francisco property because

beautiful pieces of Qinghua porcelain, the

of how “truly unique” it is.

home is filled with treasures that have been acquired over the years. There is an elevator spanning all three floors, but don’t skip the staircase, a wood-paneled architectural stunner with beautiful detailing that you simply don’t see anymore. So many of the original trims and moldings have been lovingly preserved in this classic Victorian. There are even three working fireplaces dotted throughout the home.

Room to Spread Out The Hughes family plans to use the first and second floors as their main living space. They especially enjoy how the warm, wooden accents and original details make the space feel “cozy and spacious at the same time.” The enormous main kitchen on the first floor boasts a built-in Subzero refrigerator, a 9-burner Wolf range, two dishwashers, and a commercial-grade exhaust fan over the stove. The first floor also houses a living room, dining room, main kitchen, breakfast room, and one bedroom. The second floor holds three bedrooms and a family room. In terms of outside space, there is a fun 400-square-foot patio in the front, and several balconies and terraces, including a 250-square-foot balcony off the master

APRIL 2021 | SF APARTMENT MAGAZINE

Corey can be reached at (415) 794-0064 or ceckert@structureproperties.com.

TOM & JERRY HOUSE For over thirty years, the owners of this otherwise unassuming two-story house in Castro have transformed their home into a winter wonderland. A 60-foot live Norfolk pine in the front yard is the centerpiece of the exuberant Christmas display, which attracts visitors from all over the Bay Area who come to gape at the 1400 LED lights, complete with trains, a K'Nex ferris wheel, and larger than life gift boxes. The display is so elaborate, it takes an eight-person crew nearly two weeks to set it up. This yearly tradition has been happening for so long that people who visited as children are now bringing their own children. One Yelp reviewer describes the display as "San Francisco at its most flamboyant and excessive.” Last year, one half of the couple known as Tom and Jerry passed away, leaving many wondering about the fate of this beloved San Francisco landmark. According to the San Francisco Chronicle, Tom Taylor spent the final weeks of his life last October planning logistics for 2020’s display and even thinking of ways they could top themselves. So it was a fitting tribute that come December the lights went on as always, perhaps even brighter than ever before.

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SF APARTMENT MAGAZINE | APRIL 2021

Food for Thought written by

PA M M C E L ROY

Wondering how you can support your neighborhood restaurants? Laurie Thomas—Executive Director of the Golden Gate Restaurant Association—fills us in below. What started as a personal love of food and a side business venture as a restaurant investor turned into a full career for Laurie Thomas, owner of Nice Ventures, which owns and manages Rose’s Café and Terzo, in San Francisco. Thomas is also the executive director of the Golden Gate Restaurant Association, serves on the board of SF Travel and as an honorary board member for Meals on Wheels of San Francisco, and is a member of the newly convened San Francisco Economic Recovery Task Force.

Pam McElroy: Will outdoor dining and distanced indoor dining be enough to sustain San Francisco restaurants?

Laurie Thomas: With the very tight margins that full-service restaurants have, we really need to get back to normal— meaning back to 100% capacity indoors before restaurants can even start to make any profit. This means no more six-feet social distancing, private dining being allowed again, etc. Many restaurants have lost hundreds of thousands of dollars this past year. Many of them still have a chance only because of the significant federal relief dollars in the form of the Payroll Protection Program round one and now round two, and now the $28.6 billion Restaurant Relief Fund (RRF) that was part of the newest relief bill signed into law by President Biden on March 11.

McElroy: Are restaurants doing anything differently this time around? What was learned before the second closure? Thomas: Many restaurants are taking a more conservative approach to reopening. While San Francisco allowed outdoor dining again on January 28, we waited to reopen our two restaurants until February 10. Of course, part of this was because of the bad rainy weather, but the other part was to be cautious. As of Wednesday, March 24, San Francisco is allowed to operate in the Orange Tier, which takes restaurants to 50%, and allows drinking outside without having to have a meal.

APRIL 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2021

McElroy: How have the requirements changed for this second reopening? Are the guidelines clearer?

Francisco where workers have not returned

Terzo, which qualifies for the very small

are still closed or are dying. Large high-end

business size criteria that a lot of businesses

restaurants that relied on tourism and busi-

applied for (having sales in 2019 of $2.5

ness expense dinners are struggling.

million or less). I only received one private grant for $2,000 from Facebook, and I

Thomas: Dr. Susan Philip took

Businesses down in the financial, down-

didn’t receive any San Francisco grants or

over as Acting Health Officer in January

town area and businesses near Union

the California small business grant that was

2021. She has been amazing in working

Square and around the Moscone center

recently announced.

with the business community and with

have suffered the most. There has been

the Office of Economic Workforce

so little foot traffic as offices were mostly

This is because there has been so much

Development (OEWD) to provide

closed and leisure travel has been nonex-

need and so few dollars available for relief,

clear, early information.

istent due to the restrictions and closures.

relative to that need. We did receive Pay-

Hotels, tourist attractions, arts and enter-

roll Protection Program (PPP) round one

On Wednesday, February 24, she and the

tainment venues, and of course cafes and

and round two loans, which have been a

Acting Director of OEWD, Anne Taupier,

restaurants of all sizes are hurting. Also

lifesaver. Without these funds, we would

hosted a very informative webinar that

really hurt are the catering businesses

not be able to operate. Again though,

gave businesses in all sectors (not just

that have not been allowed to operate

these are very document-heavy and have

restaurants) a one-week heads up that we

to do events of any size, and their lunch

a complicated application processes that

were planning (as soon as the state desig-

catering business from local companies

make actually getting the funds (assuming

nates San Francisco County RED) to move

dried up, too.

the programs are funded sufficiently) very

immediately to reopen on March 3. They were also planning to have signage and any new/additional requirements clearly communicated in writing by March 3. For this most recent move into Orange, they also gave a detailed webinar the week before. This advance notice is critical to

McElroy: Do San Francisco

restaurants face any unique challenges or benefits, compared to other major national and international cities?

allow businesses to bring back employees

Thomas: San Francisco has, I think,

and plan to reopen. We are very apprecia-

the only mandated per hour health care

tive of this approach.

spend of a major city. This is the HCSO

McElroy: Is there a restaurant or bar that has been particularly successful in adapting? If so, how? What can we learn from them? Thomas: Not a specific one, but I

ordinance, which mandates this year that businesses with up to one hundred employees (full or part time) spend $2.12 per hour worked for health care, and those with over one hundred employees (full or part time) spend $3.18 per hour worked for health care. Also, we have a minimum

hard to access. The good news is that President Biden put in a two-week pause on the PPP round two to focus on smaller businesses of up to twenty employees. We are seeing that there is still enough funding in the PPP round two to give out loans to businesses that qualify and apply.

McElroy: Will restaurant and

food service employees be required to get vaccinated? Will you require your employees to get vaccinated? What is the general opinion of those in the industry regarding the vaccine?

have seen reports that restaurants that had

wage currently at $16.07 (which will go up

a to-go and/or delivery business model pre-

to $16.32 per hour), which does not allow

Thomas: Super exciting news was as

COVID-19 have done okay. For example,

a tip credit. So all tipped employees get

of Wednesday, February 24: food and agri-

pizza delivery restaurants are doing okay.

the minimum wage plus get to keep tips.

culture workers qualified in San Francisco

And, of course, larger fast-food chains are

We also have a nine day a year (72 hours)

County to start to receive the COVID-19

doing fine, too. Restaurants in the neigh-

sick pay policy that accrues and carries

vaccines. Many sites are now offering sign-

borhoods where people live and are now

forward. I am not saying there is anything

ups online—including private pharmacies

spending more time working will start to

wrong with these policies, except they are

and health care providers, in addition to

do better as we can start to move to more

very costly for employers, particularly for

the citywide sites. Go to sf.gov/get-vac-

indoor dining again.

small business.

cinated-against-covid-19 and look at the

McElroy: Which businesses have struggled the most? Where have you seen the most closures? And why?

McElroy: What has the general experience been for government-issued small business loans or grants?

Thomas: Smaller cafes, coffee

Thomas: Personally, I’ve applied

shops, and lunch places in downtown San

for many for my smaller restaurant,

APRIL 2021 | SF APARTMENT MAGAZINE

individual site options. As to your question, it is legally up to the employer to decide and set the policy on requiring employees to get the vaccine in order to work. There definitely needs to be allowances for medical and religious exemptions. We are about a month

SF APARTMENT MAGAZINE | APRIL 2021

into our workers having the vaccine avail-

Thomas: We are very hopeful that the Thomas: Unfortunately, not yet. This

able, but so far, most employees and own-

Shared Spaces program will continue, al-

is not a San Francisco decision; this is be-

ers/operators/chefs are very interested in

lowing us to help our restaurants and retail

ing governed at a state level. I know there

signing up and getting vaccinated.

spaces have a better chance at survival, and

are many conversations on this, but we just

allowing us to help our city appeal to tour-

don’t know when smaller conventions, let

ists as well. We are also hopeful that the cap

alone citywide ones, will be allowed again.

McElroy: The San Francisco

Chronicle reported that a group of restaurants are suing the city over permit fees. Can you tell us more about this?

Thomas: I have heard it is one or two restaurant owners, but I am not aware of who it is. We, the Golden Gate

on delivery application commission fees charged to restaurants will continue.

McElroy: As a restaurant owner, what has been the biggest problem you’ve faced? What has been your biggest success or innovation?

McElroy: What advice do you have for restaurants trying to stay afloat right now? Thomas: Get as much financial help as you can—apply for the Payroll Protection Program and the ERTC credits, apply for the

Restaurant Association (GGRA), are

Thomas: Trying to make money to

definitely not involved. I don’t believe

help us stay in business and cover all our

San Francisco loan programs as they con-

lawsuits are the right approach to solve

costs. It has been exceedingly difficult

tinue to be available, and apply for the RRF

most problems.

to get grant money and even the Payroll

grant from the Federal government when

Protection Program was really hard to get

that becomes available. Keep your spend-

The good news is that a lawsuit was not

approved for. Restaurants need cash to be

ing as low as possible. Make sure you fol-

needed. As of Tuesday, February 23, the

able to order food, beverages, pay their util-

low the health directives. Encourage your

Board of Supervisors unanimously ap-

ity bills, and—most importantly—to bring

staff to get vaccinated as soon as possible.

proved a fee relief package that waives

back employees and make payroll.

the fees for restaurants and other affected

state’s $25,000 grant program, apply for the

McElroy: Is there anything you would like to communicate to commercial landlords? Patrons?

businesses with up to $25 million in 2019

The most impactful change that we did

gross receipts for all of the unified license

was the Shared Spaces. There really hasn’t

fees (the invoice of all fees due a restau-

been any big “a-ha!” innovation. I think

rant or business) and the business regis-

the biggest success is the ability to keep

Thomas: To landlords: Please

tration fees for 2020.

operating—opening your doors each day

work with your restaurant tenants. I know

and bringing back as many employees as

many of us received some rent relief from

you can.

landlords last year, but we’ve been hit

McElroy: What are your

thoughts on the newly proposed permanent zoning for open containers and parklets?

Thomas: We are so supportive of making these shared spaces more permanent. We’ve been participating

McElroy: With new COVID variants coming to the United States, do you think there could be a third closure? What would that do to the industry?

again. Realize you are in partnership with us and that it will take a long time for financial recovery. To patrons: Please be patient with us. We need you to put on your mask whenever staff approaches your table. If you are

for weeks in discussions around out-

Thomas: We are hoping the ability to

standing issues on this program. We

get as many of our employees vaccinated as

dine at home. Please follow the guidelines

are supportive of Senators Wiener and

soon as possible will be key to preventing a

to leave on time when there is a curfew.

Dodd’s legislation on the open contain-

third closure. None of us can handle a third

Please follow guidelines by not standing

ers and to-go alcoholic beverages. We are

closure—not the operators or the staff. It

up while drinking, and not congregating

so excited that the Mayor, along with co-

would seriously mean so many of us would

in groups in the parklets, inside restau-

sponsors Supervisors Mandelman, Safai,

not be able to reopen our doors again. We

rants, or in bar areas.

Stefani, and Haney introduced on March

are just hopeful that people will continue to

16 legislation for the Shared Spaces pro-

wear masks when out dining, practice safe

gram to become permanent.

sanitization, and practice social distanc-

McElroy: Are there any other design or service elements that were implemented as a result of COVID-19 that you think will continue after we return to normalcy? 40

APRIL 2021 | SF APARTMENT MAGAZINE

ing—even after receiving the vaccines—until we understand if a booster shot will be required, or how the variants will impact us.

McElroy: Is there any word of conventions returning to the city?

not up for that, please order takeout and

McElroy: What advice do you

have for commercial renters at this time?

Thomas: Work with your landlords if you need relief and help. Pam McElroy is the editor of SF Apartment Magazine.

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The News… continued from page 10

Breed and City Administrator Carmen Chu. The nonprofit was established in 1961 and has distributed early $400 million to hundreds of nonprofit arts and culture organizations in San Francisco, according to its website, sfg fta.org. In addition to being a city supervisor, Brown’s experience includes metalwork sculpting, fighting for equity for arts programming in underserved neighborhoods, and many years in City Hall.

SFAA Updates Annual SFAA Trade Show: SFAA’s annual trade show will take place on June 17 this year. The event will be jam-packed with important and timely information for San Francisco rental property owners.

Ways to Connect.

Attendees will learn about all the latest legislation, trends, products, and services regarding the local multi-unit housing industry. For more information, turn to page 65.

During the pandemic, email SFAA at MemberQuestions@ sfaa.org to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA on Facebook. Search San Francisco Apartment Association and “Like” it to add it to your news feed. Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

To sponsor the event, contact vanessa@ sfaa.org. Look for date, time, and registration information at www.sfaa.org and in the May issue of the magazine. As SFAA pivots to provide you services during the pandemic, there is a new way to connect with SFAA. Email MemberQuestions@sfaa.org to have your questions and concerns promptly addressed. While the SFAA office is closed, SFAA staff is working round-the-clock to keep the nonprofit running. Timely payment of

•

Email SFAA at MemberQuestions@sfaa.org

•

Connect with SFAA on Facebook.

•

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

membership dues is necessary to help the association help you. SFAA classes will be available online during shelter-in-place. The San Francisco Apartment Association is happy to announce that current CCRM students can continue their education during the pandemic right from home. We understand keeping up education is crucial and want to assist our members to stay up to date. Thus we will be setting up more webinars in the future. See the calendar on page 54 for a full list of classes.

APRIL 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2021

COLUMN

SURREAL ESTATE

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

When basic civics no longer helps us, our civility can advance our cause.

could demonstrate a hardship).

e all learned basic civ-

the means, because there is no “right”

ics in high school. The

law that would come about faster if not

The pair of bills was almost laughably

legislature writes the

for all the pesky checks and balances.

prohibited by the Ellis Act. But the city

laws, the executive

Instead, the checks and balances are the

new that. It was merely trying to slow

enacts them, and the judiciary interprets

virtue, as they continuously create and

the transition of affordable rent-con-

them. Each part checks and balances

course correct, trending toward ever

trolled housing to owner-occupied hous-

the others. San Francisco sees an over-

“righter” laws.

ing with the only tool at its disposal—a law destined to be unlawful.

excited need to regulate, so throw in another check of state preemption on local

Unfortunately, while the pandemic

law. But at its basic level, the separation

accelerated the creation of new laws,

Campos I and II lost in the Court of Ap-

of powers maintains the rule of law to

it also suspended access to the courts

peal but won on the streets. The Rent

allow us to order our affairs—our invest-

to question them. And with the basic

Board annual eviction reports show

ments, our habits, our hobbies, our daily

rules of checks and balances shifted,

more than an 80% increase in Ellis Act

lives—around the predictability and

the game changes. The players can

termination year over year for 2013 and

safety of our rights and protections.

deploy a strategy that flouts checks and

2014, with a sudden drop of 46% for

balances to achieve their goals without

2015, before increasing again in 2016—

Not every branch gets it right every time.

ever facing an answer to the question

mere months after the superior court

(Depending on your politics or your

of whether the goals were proper in

invalidated Campos II. (For comparison,

luck in litigation, you may find the suc-

the first place. In a crisis, basic civics is

owner and relative move-in evictions

cess rate rather low.) But on balance, our

decidedly less civil.

were unaffected and they increased significantly over all four years.)

state and local governments have kept us safe and successful.

Of course, while this distortion is happening faster and more often right now,

While the effective lifespan of these

But of course, the pandemic revealed

it’s nothing new. San Francisco ad-

laws wasn’t long (Campos II took effect

so many of our weaknesses—in safe-

dressed its famous distaste for the Ellis

on June 15, 2015, and by October 7, it

guarding our essential employees, in

Act with a 2014 ordinance, sponsored

was invalidated), they had an observ-

having a comprehensive nationwide

by then-Supervisor David Campos, to

able, distortive effect on the exercise of

response to global health threats, in

require that landlords pay a 24-month

the Ellis Act. But politics aside, this is

pivoting from home-sized to industrial

“rental rate differential,” to subsidize

just the inevitable ebb and flow that the

toilet paper roles. As every branch, at

displaced tenants facing market rents, as

separation of powers operates in.

all levels of government, moved quickly

a condition of exercising their state law

to react to the unprecedented, they had

right to go out of business.

During the pandemic, however, laws bloom and wither before they can be

little time to consider the legal tenabilSan Francisco landlords and trade as-

pruned. San Francisco enacted its first

sociations, including SFAA, successfully

emergency ordinance to freeze rent

Or maybe they knew exactly what they

challenged the ordinance in both state

increases on April 21, 2020. An emer-

were doing. There’s no conspiracy

and federal courts. But mere months

gency ordinance only takes one read-

theory here, merely our hardworking

later, while appeals were pending,

ing at the Board of Supervisors (not

public servants trying to do the best

Supervisor Campos did it again! The col-

two) and it is effective immediately

they could for us, to uphold their oath in

loquially known “Campos II” graciously

upon passage by the Board (not 30 days

times that have tested our collective san-

limited the payment to $50,000.00 per

after the Mayor signs it). At least, that’s

ity. But the ends necessarily can’t justify

rental unit (or potentially less if the

what our Charter says.

ity of their actions.

tenant was market rate or the landlord

APRIL 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | APRIL 2021

sfaa sfaa 2021 What You Need to Know

The first rent freeze ordinance says it was effective retroactively to April 7, and that it was effective immediately upon “enactment” (i.e., being signed by the Mayor on April 24) not upon “passage” (on April 21). If you’re not confused yet, it won’t be for long, because emergency ordinances expire 61 days after “passage.” But… does that mean June 7, June 21, or June 24? Don’t worry. The Board will just “re-enact” the freeze to bring consistency to the uncer-

2021 SFAA UPDATES

tainty, by passing the re-enactment on…

UPCOMING CLASSES

the law? No time to worry about that ei-

During the pandemic, the monthly SFAA member meetings and classes will be held virtually. For member meeting topics and schedules, go to www.sfaa.org. For a list of virtual SFAA classes, turn to the calendar on page 54.

ment through October 5 when landlords

July 7? So, was there a one-month gap in ther, because there was one more re-enactcould increase the rent again. The emergency ordinances ended there, and without challenge, but the result

VIRTUAL MEMBER MEETINGS WEDNESDAY, APRIL 21 1:00 pm WEDNESDAY, MAY 19 9:00 am

wouldn’t have been much of a surprise, because the Supreme Court told California cities in the mid-1970s that the one thing they had to do for constitutional rent control laws was to allow for inflation! So now, the city was playing whack-a-mole with the legislative process, but who was going to challenge these laws? They were set to expire the minute they passed (even if it

SFAA’S 2021 TRADE SHOW The June 17 event will be jam-packed with important and timely information for San Francisco rental property owners. To sponsor the event, contact Vanessa Khaleel at vanessa@sfaa.org. Look for date, time, and registration information at www.sfaa.org and in the May issue of the magazine.

wasn’t clear what day those minutes started ticking), and the freeze cost most landlords tens of dollars, not thousands. Back then, you couldn’t demand rent in any amount, so the essential challenge was against “Preston I,” an ordinance that simply eliminated nonpayment of rent during

SFAA OFFICE CLOSURE The SFFA office will remain closed during the shelter-in-place mandate. However, SFAA staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the association help you. Email MemberQuestions@sfaa.org to have your questions and concerns promptly addressed.

the pandemic as a just cause for eviction. SFAA challenged the law for violating the unlawful detainer statutes (which uncontroversially authorize evictions when tenants don’t honor the basic bargain of their rental agreement by paying rent). The trial court denied the petition, and while SFAA was seeking review in the Court of Appeal, the lawsuit was mooted (for all practical purposes) with AB 3088. As of September 1, 2020, the state occupied the field of laws enacted in response to the COVID-19 pandemic to protect

San Francisco Apartment Association

tenants from evictions. It imposed a qualified suspension of all nonpayment of rent

265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112 Surreal Estate… continued on page 64

APRIL 2021 | SF APARTMENT MAGAZINE

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COLUMN

SACRAMENTO REPORT

Rent Relief Debrief w r i t t e n b y DE B R A C A R LT O N

After more than a year of rent uncertainty, rental property owners can receive funds for back rent.

an emergency meeting, the council suspended virtually all evictions in the state, basically inviting tenants to withhold rent without consequences. The

t has now been more than a year

including San Francisco, San Jose, Sac-

council’s Rule 1, as it would come to be

since the COVID-19 pandemic

ramento, Los Angeles, and San Diego.

known, would allow evictions only to

shut down the economy and

Many more would follow.

resolve threats to health and safety, a standard that was difficult, if not impos-

upended American life. Later that month, Governor Gavin New-

sible, for many landlords to meet.

Since then, hundreds of thousands of

som gave cities and counties his blessing

Americans have died, shelter-in-place

to pass such policies, issuing an execu-

For several months, CAA urged Judicial

orders have gone in and out of effect

tive order clarifying that they had the

Council members to revise their eviction

enough times to induce whiplash, the

authority to temporarily ban evictions

rule to be more consistent with New-

stock market has tanked and rebounded

for nonpayment of rent when COVID

som’s order. CAA’s suggestions sought to

to record highs, and COVID-19 infection

was to blame.

preserve the council’s goal—protecting tenants from unnecessary evictions dur-

rates have spiked and dropped only to The California Apartment Association,

ing the pandemic—while still allowing

meanwhile, worked to ensure that any

landlords to terminate tenancies when a

In a year with few constants, California

local eviction bans were reasonable

set of justifiable circumstances exist.

landlords and tenants could count on

for both rental property owners and

spike and drop again.

one thing: evictions would be few and

tenants. At the same time, CAA continu-

Rule 1, however, would remain in effect

far between during the pandemic.

ally pushed for local, state, and federal

for most of the summer.

funding to help renters and landlords who’d lost income due to the pandemic,

In August, the Judicial Council voted

a statewide eviction moratorium tied

although it would take months for sig-

to allow the courts to start process-

to the virus. The latest moratorium,

nificant results to materialize.

ing eviction cases again the following

To this day, California remains under

month. That decision came with the

which comes from Senate Bill 91, differs from earlier measures because

Shortly after authorizing local evic-

expectation that the Legislature and

it includes rental assistance to pay

tion restrictions, the governor took the

governor would find a replacement for

landlords who’ve gone months without

matter into his own hands. He issued a

Rule 1 by month’s end.

compensation.

second order, creating a statewide eviction moratorium for COVID-impacted

A few proposals came to the surface.

That’s a big change. Early in the crisis,

renters. His order also prohibited en-

One of them, AB 1436 by Assembly-

California governments made the evic-

forcement of evictions by law enforce-

member David Chiu, caused particular

tion moratorium a go-to policy, but help

ment or courts. This measure would

concern. The San Francisco Democrat’s

for landlords was conspicuously miss-

last through May.

proposal would have forced landlords to defer rents until 15 months after a state

ing. City councils, boards of supervisors,

the state legislature, the governor—and

But in early April, while the Legisla-

even the judiciary—got in on the action.

ture was in recess, California’s Judicial

or local state of emergency was lifted.

Council got involved, passing a rule that

In California, states of emergency can

By mid-March 2020, several major cities

went further than Newsom’s order or

linger for years—take the emergency

in California had imposed such orders,

anything done at the local level. During

declarations tied to the Wine Country

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APRIL 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | APRIL 2021

wildfires, for example. CAA organized a

To qualify for eviction protections under

If the landlord refuses this arrangement,

successful grassroots opposition cam-

AB 3088, tenants had to claim a COVID

the maximum subsidy drops to 25%.

paign to AB 1436, which the associa-

hardship by signing and returning a decla-

tion termed the “free rent” bill. Like the

ration. High-income tenants, those making

As of this writing, CAA was working to

Judicial Council’s Rule 1, it would have

130% of the area median income, had to

secure additional federal dollars to help

encouraged unscrupulous tenants to

provide documentation of their COVID-

cover unpaid rent between April and

withhold rent without consequence—for

related hardship.

June of this year.

months or even years. To stay protected against eviction, tenants

To qualify for the federal dollars, the un-

Another piece of legislation offered a better

would have to start paying something.

paid rent must be owed by a tenant who

but more expensive solution. The bill, SB

Under AB 3088, they were given until Janu-

earned less than 80% of the area median

1410, would have leveraged dollars from

ary 31, 2021, to pay at least 25% of the rent

income in 2020 or at the time of applica-

the State of California to cover 80% of un-

owed since September. The remaining 75

tion. The state must first prioritize dollars

paid rent from COVID-impacted tenants.

percent was not forgiven, however.

for lower-income tenants—those earning up to 50% of AMI.

For landlords to receive the money, they would need to agree to forgive the remain-

By late 2020, COVID cases were again

ing 20% of rental arrears. This legislation

on the rise. It became clear that AB 3088

Like AB 3088, SB 91 is not perfect, as it

proved too costly to move forward, al-

would need an extension. At the same time,

doesn’t address situations in which ten-

though elements of the bill would resurface

California’s landlords could no longer keep

ants make more than 80% of AMI but still

several months later.

housing tenants without compensation.

cannot pay, or cases in which the tenant

By mid-August, the California Apartment

Any renewal or replacement of AB 3088

Association was engaged in almost nonstop

needed to include dollars for unpaid rent.

negotiations with the governor’s office and

Again, CAA engaged in almost nonstop

As of now, SB 91 is the state’s answer to the

leadership in the Senate and Assembly. The

negotiations, this time through the Christ-

rental housing element of the COVID-19

challenge was to craft legislation that would

mas and New Year’s holidays straight

crisis. And if the past year is any indication,

keep COVID-affected tenants housed, al-

through January.

it won’t be the last.

havoc at their properties, and ensure that

Remember SB 1410, the bill that would

The California Apartment Association has

rental owners would start collecting rent

have paid 80% of unpaid rent with state

published a plethora of compliance infor-

again on a reasonable timetable.

dollars? While the price tag was too high in

mation on COVID-19 Tenant Relief Act.

August 2000, in January 2021 it was a differ-

Learn more at caanet.org/ctra.

simply won’t cooperate or communicate with the landlord.

low landlords to evict tenants who wreak

The result was AB 3088, or the COVID-19

ent story. Late last year, Congress passed a

Tenant Relief Act of 2020. On August 31,

COVID-19 stimulus bill with $25 billion for

lawmakers rushed to pass AB 3088 amid

rental assistance—and $2.6 billion of it was

dual deadlines. The 2019-2020 legislative

heading to California.

Debra Carlton is the California Apartment Association’s executive vice president of state public affairs.

session would expire that day at midnight, and the Judicial Council’s moratorium on

Just a few days before AB 3088 would ex-

unlawful-detainer cases would lapse at

pire, the California Legislature passed and

midnight Tuesday, September 1.

Gov. Newsom signed SB 91. This legislation keeps the eviction protections of AB 3088

The bill passed both houses of the Legisla-

in effect through June 2021. While it gives

ture with a super majority and bipartisan

tenants another five months to pay the 25%

support. The governor signed it into law

of rent owed since September 2020, it also

almost immediately.

includes government funding to compensate landlords who have gone unpaid dur-

Under AB 3088, landlords regained the

ing the pandemic.

Be On Your A Game.

ability to proceed with eviction cases against tenants who cause problems at the

With SB 91, the state will use federal funds

property, such as by causing nuisances or

to pay landlords up to 80% of a tenant’s

threatening their neighbors. The bill also al-

back rent accumulated between April 1 of

lowed owners to terminate the tenancies of

last year and March 31, 2021. A landlord

renters who had the ability to pay rent but

who accepts the money will have to forgive

refused to do so.

the remaining unpaid rent for that period.

APRIL 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | APRIL 2021

sfaa 2 2021calendar

sfaa

April

MONDAY, APRIL 5 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, APRIL 7 Lunch & Learn Maintenance Requests Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $40 Non Members $75

WEDNESDAY, APRIL 14 Lunch & Learn Complaints Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $40 Non Members $75

WEDNESDAY, APRIL 21 Virtual Member Meeting Tenant-Attorney Panel 9:00 p.m.

WEDNESDAY, APRIL 28 Lunch & Learn ESA vs Pets Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $40 Non Members $75

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

WEDNESDAY, APRIL 21 Lunch & Learn Hoarding Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $40 Non Members $75

May MONDAY, MAY 3 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, MAY 5 Lunch & Learn Smoking Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $40 Non Members $75

TUESDAY, MAY 11 Managing Tenants to Avoid Liability Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $65 Non Members $95

WEDNESDAY, MAY 12 Lunch & Learn Customer Service Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $40 Non Members $75

WEDNESDAY, MAY 19 Virtual Member Meeting City Agencies Update 9:00 a.m.

WEDNESDAY, MAY 19 Lunch & Learn Decrease in Housing Petitions Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $40 Non Members $75

THURSDAY, MAY 20 Avoiding Costly Habitability Lawsuits Webinar Zoom Webinar System 1:00 p.m. to. 2:00 p.m. Members $65 Non Members $95

WEDNESDAY, MAY 26 Lunch & Learn 30-Day Acknowledgement Letter Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $40 Non Members $75

THURSDAY, MAY 27 Legal Structures for Property & Related Tax Impact Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $65 Non Members $95

FRIDAY, MAY 28 Understanding Rent Relief Law Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m. Members $65 Non Members $95

APRIL 2021 | SF APARTMENT MAGAZINE

join online at sfaa.org or call 415.255.2288

2021 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 2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

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

THROUGH INTELLIRENT STEP 1:

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

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

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

415-849-4400

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

0.8%

.01225

10 YEARS

1.0%

.00876

15 YEARS

1.2%

.00607

20 YEARS

1.4%

.00478

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

AMOUNT

03/01/21 - 02/28/22

0.6%

03/01/20 - 02/28/21

2.2%

03/01/19 - 02/29/20

2.2%

03/01/18 - 02/28/19

1.2%

03/01/17 - 02/28/18

0.6%

2015-2016

$18.50

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

2007-2008

$13.00

2006-2007

03/01/10 - 02/28/11

0.9%

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

415-252-4600 sfgov.org/rentboard

ALLOWABLE RENT INCREASES

2021 – 2022: .7%

Effective March 1, 2021, through February 28, 2022, the allowable annual rent increase is .7%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided. ALLOWABLE RENT INCREASES PERIOD

AMOUNT

03/01/21 - 02/28/22

.7%

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

& information SF APARTMENT MAGAZINE | APRIL 2021

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 REAL ESTATE TRANSITION SOLUTIONS Austin Bowlin (206) 686-2211 aabowlin@re-transition.com

ACCOUNTANTS

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

ALARM COMPANY

AEC ALARMS Stephanie Chen 408-298-8888 Ext: 121 sc36@aec-alarms.com

ARCHITECTURE

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

415-695-2700

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com

ATTORNEYS

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com

415-577-4685

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

415-409-7611

CHONG LAW Dolores Chong

415-438-7807

APRIL 2021 | SF APARTMENT MAGAZINE

DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.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

415-490-9020

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

415-421-0100

GOLDFARB & LIPMAN LLP Erica Williams 510-836-6336 eorcharton@goldfarblipman.com goldfarblipman.com GOLDSTEIN, GELLMAN, ET AL, LLP Brett Gladstone 415-673-5600 x 238 www.g3mh.com HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

415-861-8800

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

LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net

LAW OFFICE OF KEVIN P. GREENQUIST Kevin Greenquist 415-977-0444x234 www.ztalaw.com MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.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 TRN LAW ASSOCIATES Tiffany Norman tiffany@trnlaw.com

415-823-4566

DAVE WASSERMAN Dave Wasserman 415-567-9600 dwasserman@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 SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.com SCENT TEK Brent & Kevin Youngblood 415-933-0879 www.scent-tek.com

CLEANING SERVICES

BIO-ONE EAST BAY Sandy Magan info@biooneeastbay.com

510-274-1548

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

CONSULTANTS: PERMITS & PLANNING

CENTER FOR SUSTAINABLE ENERGY Sarah Bliss 858-633-8099 sarah.bliss@energycenter.org EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS SKYLIGHT REMODLING Josh Levitan contact@skylight.com www.skylight.com

800-961-2580

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

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

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

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

FIRE PROTECTION CONTRACTORS

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

GARBAGE COLLECTION SERVICES

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

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 www.arm-i.com BARBARY INSURANCE BROKERAGE Gerald Becerra 415-788-4700 www.barbaryinsurance.com BIDDLE-SHAW INSURANCE SERVICES, INC Greg Holl 415-586-7200 www.biddleshaw.com COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com

ENERGY SERVICES / GAS & ELECTRIC

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

ENVIRONMENTAL CONSULTING

COMCAST/XFINITY Michael Juliano www.xfinity.com

FIRE ESCAPE INSPECTION & MAINTENANCE

COUNTERPOINTE SRE David Snow 855-431-4000 www.counterpointeSRE.com

415-279-6113

415-794-2176

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

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

ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

INTERNET SERVICES PROVIDERS 925-495-9922

LENDING / FINANCIAL SERVICES FIRST FOUNDATION BANK Michelle Li www.ff-inc.com

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 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

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

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

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com

SF APARTMENT MAGAZINE | APRIL 2021

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

PROJECT MANAGEMENT CREATIVE WEALTH CAPITAL MichaelGallin mike@creativewealthcapital.com

PROPERTY MANAGEMENT

BORN PROPERTY MANAGEMENT Jason Born 650-271-7048 x 111 Jason@bornpm.com BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

415-608-3050

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

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

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

CHANDLER PROPERTIES Carolyn Chandler 415-921-5733 www.chandlerproperties.com

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

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

property management

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

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

415-221-2032

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

EQUITY ONE Brenda M. Obra www.equity1sf.com

415-441-1200

GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 www.goodwin-realty.com

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

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

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

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

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

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

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

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.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 415-828-8757 www.greentreepmco.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com J. WAVRO PROPERTY MANAGEMENT James Wavro 415-509-3456 LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com S&L REALTY Robert Link www.slrealty-sf.com

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

members

APRIL 2021 | SF APARTMENT MAGAZINE

415-386-3111

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

415-981-5780

HOGAN & VEST INC. Simon Wong hoganvest.com

415-421-7116

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

415-648-1516

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

MW PROPERTY GROUP Marc Wilson 415-640-5807 marc@mwpropertygroupco.com

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

COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com

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

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

COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com

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

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

PACIFIC UNION INTERNATIONAL PROPERTY MANAGEMENT Susan Lucas 415-722-4724 www.pacunionpm.com

WOOD PARTNERS Melissa Rankin 628-251-1101 melissa.rankin@woodpartners.com

CORCORAN COMMERCIAL Jeremy Williams (415) 932-9846 jeremy@jeremywilliams.com jeremywilliams.com

PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584 jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com SC PROPERTY MANAGEMENT Robert Guglielmi 650-342-3030 bob.guglielmi@scpropsm.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com/

PROPERTY MANAGEMENT SOFTWARE

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

CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

STESSA Victor Perez www.stessa.com

626-524-4931

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

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

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

REAL ESTATE APPRAISALS 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 BLATTEIS REALTY FOR MINHALL, INC. David Blatteis 415-981-2844 dsblatteis@blatteisrealty.com COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com

(415) 370-7077

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

415-717-8709

MARCUS & MILLICHAP David Nelson 415-312-2245 dnelson@MarcusMillichap.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com PACIFIC UNION COMMERCIAL Stephen Pugh spugh@pacunion.com S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

SHAMROCK REAL ESTATE COMPANY Trent Moore 415-359-2400 www.shamrocksf.com STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.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 URBAN GROUP REAL ESTATE Louis Cornejo 415-863-1775 louis@urbangroupsf.com

SF APARTMENT MAGAZINE | APRIL 2021

sfaa sfaa 2021 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

REGULAR MEMBER DUES

Base Fee

Units Fee

1-22

$420 +

$6.50 per unit =

23 +

$375 +

$8.50 per unit =

RENT BOARD PASSTHROUGHS Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

MAZAL55 PROPERTIES Oren S. Bordo orenb55@gmail.com

Unit Fee

1-22

$520 +

$4.00 per unit =

23 +

$475 +

$6.00 per unit =

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

CONTACT INFORMATION

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

Contact Person Company/Title

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

Address State

Zip

Mobile Phone Email Address

Website PAYMENT METHOD MC

415-279-2791

RESIDENTIAL LEASING

TOTAL AMOUNT:

ASSOCIATE MEMBER DUES: $495

Amex

REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com

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

Base Fee

Check

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

TOTAL AMOUNT:

Units

City

RENT BOARD PETITIONS

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

MANAGEMENT COMPANY DUES

TOTAL UNIT AMOUNT:

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

RENTAL LISTING SERVICES

Units

TOTAL UNIT AMOUNT:

REFINISHING / RESURFACING SERVICE

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

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

415-509-3456

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

RELISTO Eric Baird www.relisto.com

415-236-6116

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

415-409-3263

RENTSFNOW Claussen 415-762-0213 kclaussen@veritasinv.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com

SECURITY

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

APRIL 2021 | SF APARTMENT MAGAZINE

ADT-MULTI FAMILY Jeanette Mendez jjmendez@adt.com www.adt.com/smart-

562-712-7504

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

510-595-1994

SGDM, LLC George Mak www.sgdmllc.com

415-462-0619

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

CONTRACTOR OR VENDOR?

ALARM COMPANIES

AEC Alarms Emergency Systems, Inc. ARCHITECTURE & DESIGN SERVICES

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

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

ad index NEED A PROFESSIONAL

972-820-3015

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

WATER CONSERVATION SERVICE

Openscope Studio ATTORNEYS

Dowling & Marquez, LLP Fried & Williams, LLP BANKS & LENDING SERVICES

Luther Burbank Savings

One Stop Maintenance Pribuss Engineering, Inc.

WATER DAMAGE SERVICE

Pac West Painting Tara Pro Painting

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

63 64 66

WASH 62 LOCKSMITHS

PAINTING CONTRACTORS

PETITION SERVICES

Rent Board Passthroughs

69 69

Amore Real Estate 69 Coldwell Banker Commercial / Caravelli 49 Coldwell Banker Commercial / McGue 13 Colliers / DeVincenti 2 Compass / Antonini 71 Compass / Bonn & Webb 41 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 43 Corcoran / The Jones Team 15 EXP Realty / Williams 27 Kay Properties & Investments, LLC 17 Marcus & Millichap 20-21 Real Estate Transition Solutions 47 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 64 UTILITIES BILLING SERVICES

64 69 14

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Berendt Properties Gaetani Real Estate, Inc. Maven Maintenance

Real Management Company 51 Rentals in SF 53 S&L Property Management 63 Structure Properties 39 West Coast Property Management 50 Yardi 35 REAL ESTATE BROKERS

66 62

LAUNDRY SERVICES

Crown Lock & Safe Warman Security

WATERPROOFING

CONSTRUCTION & RENOVATION SERVICES

SF PUBLIC UTILITIES COMMISSION Chandra Johnson 415-554-0704 www.conserve.sfwater.org FIRE AND WATER DAMAGE RECOVERY Maria Neumann 800-886-1801 www.waterdamagerecovery.net

19 50

Livable 51 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered. Advertisers in red are Associate Members of SFAA.

6 72 45

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.

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SF APARTMENT MAGAZINE | APRIL 2021

Surreal Estate… continued from page 46

inherent authority of the superior court to manage its caseload. At oral argument, the

evictions (but allowed other bases for

landlord ultimately persuaded the Court

evictions to go forward).

to revisit its tentative ruling, allowing the case to proceed, but it felt like the landlord

Not to be outmaneuvered, San Francisco

advanced only through the advocacy of

passed “Preston II” to stop nearly every

its counsel, rather than the clear dictate of

other kind of eviction through March 31,

state law.

2021. No one challenged this law, in large part because of its short term. But when

The rule of law has a remedy to review the

SB 91 extended the “covered period” of AB

whims of a trial court judge. The landlord

3088 through June, the Board of Supervi-

can appeal. But judicial inaction creates a

sors got to work drafting “Preston 2.1” to

winner by default, and resolution by settle-

match its expiration date. Judicial review is

ment can’t succeed if there are no pressing

unlikely for a new breed of aggressive local

claims to settle. These problems aren’t new,

law that comes in such short bursts.

they’re just more obvious now. Our Housing Court has always been faced with a

A local law that flouts state law would

crisis of neutrality. The tenant often suffers

do well to evade judicial determination

a greater loss by losing than the landlord

as much as possible. But these days, the

gains by winning. The law is supposed to

courts seem content to avoid it themselves.

ignore these hardships, but on balance, the

Last December, the San Francisco housing

Court has to prefer delay, deferral, suspen-

court reviewed a tenant’s challenge to a

sion, if a resolution might emerge from

breach of contract lawsuit seeking unpaid

outside the courthouse.

rent. The tenant pointed to AB 3088’s hefty expansion of small claims jurisdiction: a

Likewise, our solution is not new, only

landlord had to wait until March 2021 to

more obvious now. Our industry has to be

file, but he could enjoy a streamlined hear-

reasonable and balanced in supporting leg-

ing without the byzantine rules of proce-

islation. We need to be fair and patient in

dure or the normal limit on damages (and

privately policing rights. We have to be re-

with no annoying lawyers!). The landlord

sponsible in accessing the Courts, not only

insisted that this was an optional forum

when we can, but also not until we should.

for relief, because that’s literally what the

In the meantime, we should be generous in

law said, and it would create constitutional

trying to wrap up the outstanding disputes

problems to deny a plaintiff discovery, a

that can be settled. This will narrow the

jury, an appeal, or his lawyer. (Lawyers are

odds against our side when the Courts must

good sometimes.)

make a hard decision. For now, when basic

ONE STOP MAINTENANCE AND PROPERTY SERVICE

civics no longer helps us, our civility can But the decision was out of the housing court’s hands, it explained, because the presiding judge issued an order that di-

advance our cause. Justin A. Goodman is with Zacks, Freedman & Patterson,

verted all breach of contract cases to small claims court no sooner than March. The landlord had never heard of the order, and the Court had never seen it. The landlord sent a public record’s request to find it, but it didn’t exist, so the landlord moved the Court to reconsider. SB 91 was enacted in the meantime. It affirmed a plaintiff’s choice of forum, but stayed all new breach of contract lawsuits until July of 2021, unless the lawsuit happened to begin before October 2020, as this one had. And yet the Court still tentatively ruled to prevent the action from going forward based on the

APRIL 2021 | SF APARTMENT MAGAZINE

Mike Stack

Real Estate Advisor

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sfaa’s

2021

VIRTUAL TRADE SHOW Thursday June 17th, 2021 Join us as a Sponsor! Attendees will learn about the latest guidelines, services, products, and trends in the multi-unit housing industry. If you're interested in sponsoring the event, contact Vanessa Khaleel at 415-255-2288 or vanessa@sfaa.org.

SPONSOR $1,100

SPONSOR $800

INCLUDES:

Company promoted throughout event

Host Zoom break-out room

Included in email blasts to our full membership

Direct mailer to all attendees after event Included in email blasts to our full membership

Schedule one-on-one sessions with attendees Link on our website

SAVE THE DATE

For more information please contact Vanessa Khaleel at Vanessa@sfaa.org SF orAPARTMENT visit us MAGAZINE online at| APRIL www.SFAA.org 2021 65

Legl Q&A… continued from page 18

be constant nor excessive. The maximum allowable dBA by San Francisco’s Ordinance without permits for constant interior noise is limited to 45 dBA during the nighttime (10:00 p.m. to 7:00 a.m.) or 55 dBA during the daytime (7:00 a.m. to 10:00 p.m.). If a machine or device, entertainment, or any combination of the same is being used, the allowed dba should not exceed more than 5 dBa above the ambient level (35 dBA sound level repeating itself for a ten-minute period). Ultimately it will come down to how loud or intense the noise is, how long of a period the noise lasts (constant or intermittent), and if the noise is occurring during the nighttime or daytime. A property owner is not required to notify neighboring tenants of work that is occurring in another residential unit. However, if the work will inconvenience neighboring tenants, it would be good practice to notify those tenants of the upcoming construction and work with those tenants to find solutions to reduce the inconvenience of that noise. Especially given the current circumstances where more people are working from home, if a tenant knows ahead of time of the upcoming work, that tenant can decide to move their workstation to another area in their unit. Other solutions could include providing noise canceling headphones if the work is going to take more than a few days and insulating units with rugs so that the noise can be absorbed. By working with your tenants, you reduce the possibility of tenant complaints and you create a communication line with your tenants so that they feel comfortable bringing their grievances directly to you instead of filing a complaint with the city.

—Angelica Sandoval The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Justin A. Goodman and Maddy Zacks are with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100. Dave Wasserman can be reached at 415-5679600. Clifford Fried and Angelica Sandoval are with Fried & Williams and can be reached at 415-421-0100.

APRIL 2021 | SF APARTMENT MAGAZINE

2021 Spring CCRM Webinar Series Schedule & Registration Course Course Name #

Date

PRICE

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

3/17/2021

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

3/24/2021

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

3/31/2021

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

4/7/2021

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

4/14/2021

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

4/21/2021

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

4/28/2021

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

5/5/2021

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

5/12/2021

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

5/19/2021

2PM-5PM

FREE

Class Location Zoom Webinar System Upon registration the Zoom link will be emailed to the student Class is every Wednesday

See schedule below

FREE

Total Due:

To Register

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

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

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

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

caanet.org events@caanet.org 800.967.4222 • 980 Ninth Street, Suite 1430 • Sacramento, CA 95814

SF APARTMENT MAGAZINE | APRIL 2021

2021 Spring CCRM Webinar Night Series Schedule & Registration Course Course Name #

Date

PRICE

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

5/4/2021

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

5/11/2021

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

5/18/2021

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

5/25/2021

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

6/1/2021

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

6/8/2021

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

6/15/2021

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

6/22/2021

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

6/29/2021

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

7/6/2021

6PM-9PM

FREE

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

See schedule below

FREE

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x.11o Email: maria@sfaa.org

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

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

caanet.org events@caanet.org

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read all about it In San Francisco, managing and owning rental property can be a tough business. Keep your manager up to date with the latest news, legislation, trends and analysis of the industry. SFAA members can now send their managers or friends SF Apartment Magazine for only $65 a year.

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

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5/20/11 1:16 PM

sfaa’s

New Unit Registration & Licensing Law Webinar Come find out about San Francisco’s newly passed mandatory unit registration and licensing law. Beginning soon, all San Francisco landlords will have to annually register every rental unit with the Rent Board. The information that must be disclosed each year will include dates of occupancy, the square footage, amenities offered, the amount of rent, owner contact information, and more. In addition, you will have to obtain a unit license in order to adjust rent as well as satisfy other requirements under this very challenging regulation. The class will be taught by Dave Wasserman, Wasserman LLP & Curtis Dowling, Dowling & Marquez DATE & TIME:

WEBINAR:

Friday April 9, 2021 10:00am – 11:00am

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

COSTS:

$75

For more information, contact Maria Shea at 415-255-2288 ext 110, or maria@sfaa.org

APRIL 2021 | SF APARTMENT MAGAZINE

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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 material presented herein is intended for informational purposes only and is compiled from sources deemed

SF APARTMENT MAGAZINE | APRIL 2021

reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate.

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