SF Apartment Magazine May 2023

SF APARTMENT magazine

San Francisco Apartment Association Office

265 Ivy Street San Francisco, CA 94102

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

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SFAA Staff

Executive Director Janan New Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers President J.J. Panzer

Vice President Robert Link Treasurer Jim Hurley

Secretary Kent Mar

SFAA Directors

Eric Andresen, Honor Bulkley, David Gruber, Neveo Mosser, Chris Bricker, Bert Polacci, James Sangiacomo, Dave Wasserman, Paul Gaetani

VOLUME XXXV, NUMBER 5

MAY 2023

Published by San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw

Tel 415-255-2288

Web www.sfaa.org

SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California and at additional mailing offices. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102.

The SF Apartment Magazine is published monthly for $84 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Printing Partners Copyright @2023 by SFAA.

appliances are similar to those of passenger vehicles in the area. In addition to environmental concerns, these emissions raise the risk of respiratory infections, asthma, and other respiratory conditions.

This ruling makes the Bay Area the first in the United States to adopt such a NOx reduction standard.

Downtown Update

Real Relief

San Francisco’s local Emergency Rental Assistance Program (SF ERAP) has reopened and is now accepting applications from tenants who need assistance paying their rent. SF ERAP provides assistance to eligible San Francisco residents who have past-due rent or who need help paying the costs of moving into a new unit they have already identified and plan to lease.

San Francisco’s rental assistance program is different than the California COVID-19 Rent Relief Program, and applications can only be submitted by tenants (not landlords).

If you have a tenant who is continuing to struggle paying their rent, you can refer them to the SF ERAP program (sferap.com). A tenant who has met all eligibility criteria, or who has received assistance from SF ERAP in the past, will not necessarily be guaranteed financial assistance for applications submitted in 2023. Due to limited resources, only applicants at highest risk

of homelessness or housing loss will be prioritized for assistance.

For more information on SF ERAP or for working with tenants struggling to pay rent, turn to the Legal Q&A on page 16.

Bay Area to Phase out Natural Gas Furnaces and Water Heaters

The Bay Area Air Quality Management District (BAAQMD) voted in March to eliminate harmful nitrogen oxide (NOx) emissions from naturalgas powered furnaces and water heaters in all nine Bay Area counties. The new ban will cease the sale of these appliances in 2027 and prohibit NOxemitting furnaces in 2029 and large commercial water heaters in 2031.

Note, the ban requires that all new home heating and cooling systems are free of NOx. The ruling does not include gas stoves or other cookingrelated gas appliances.

According to BAAQMD, smogforming NOx emissions from building

Mayor London Breed and Board of Supervisors President Aaron Peskin announced a legislative effort to support Downtown’s future as a place where people work, visit, and live. The legislation amends the City’s Planning Code to enable a vibrant twenty-first century downtown core and directs the Department of Building Inspection to develop clear procedures for the adaptive reuse of existing office buildings into housing.

Mayor Breed and President Peskin came together to introduce this package after learning they were each independently working on parallel legislation in pursuit of the same goals. The legislation is a component of both the Mayor’s Housing for All strategy and her Roadmap to Downtown San Francisco’s Future.

A primary component of the legislation is to encourage housing production Downtown through commercial-toresidential conversions, while ensuring enough office space remains to house San Francisco’s concentration of job-supporting businesses. Although Downtown is currently zoned for housing, the legislation advances a range of code adjustments to slash barriers that may hamper the conversion of underutilized and obsolete downtown office buildings to housing—and that could unlock thousands of new housing units over time.

The City has reopened its rent relief program to help tenants struggling to make ends meet.

SFAA IN-PERSON LANDLORD EXPO

HEAR WILLIAM NYE IN PERSON AS THE KEYNOTE SPEAKER AT SFAA’S LANDLORD EXPO!

Come join SFAA and local rental property owners for a free educational event covering all things multifamily housing. Hear from the Department of Building Inspection, the San Francisco Fire Department, and the San Francisco Rent Board. The event will end with a member appreciation hour where you can chat with vendors, including landlord attorneys, plumbers, property management companies, and more. Look for more details at sfaa.org.

Date: May 18, 2023

Time: 12:00 p.m. to 4:00 p.m.

Place: Fort Mason Center

5 Marina Blvd. Gallery 308

The legislation provides much-needed flexibility for the re-use of older office buildings by relaxing Planning Code requirements (like rear yards) that don’t make sense for conversions of existing buildings in our dense, downtown core. The legislation will also provide for alternative paths to Building and Fire Code compliance for adaptive reuse projects that would otherwise struggle to meet requirements designed for new ground-up construction projects.

This legislation targets zoning changes to allow additional flexibility for new and diversified uses and activities in existing buildings in Union Square. Responding to both the pre-pandemic impacts of online shopping and to post-pandemic shifts in the retail industry, the legislation allows a wider range of uses to better activate streets and buildings. On upper floors, that includes allowing for additional office, service, and retail uses; and on ground floors, allowing for indoor and outdoor entertainment, flexible retail

workspaces, and larger retailers that will make the area more attractive for businesses, employees, and visitors alike.

The new policy builds on Mayor Breed’s priority to reduce process with changes to many of the specialized procedures and mechanisms for Downtown development review. Specifically, the legislation allows for a greater variety of ground floor and other uses, provides for the re-use of longstanding business signage, and allows City staff to review minor changes to historic buildings administratively without a public hearing.

It would also broaden the types of temporary pop-up activations that can take place in vacant ground floor spaces throughout Downtown. A key goal of the Mayor’s Roadmap is to support entrepreneurs, artists, and other ventures in bringing new energy to vacant storefronts that will serve to enliven the overall Downtown experience.

Following extensive work by City staff and collaboration with a wide range of stakeholders, the legislation will be heard at the Planning Commission and Building Inspection Commission this spring, with hearings before the Board of Supervisors soon thereafter. Staff is continuing to work on further improvements to allow for conversion of other uses, which will be in forthcoming legislation.

This content was provided by the Mayor’s Press Office.

Storm-Related Anti-Price Gouging Now Covers 80% of State

Out of California’s 58 counties, 47 of them now have emergency-related limits on rent increases due to severe winter storms that began in late February.

Those counties include the following: Alpine, Amador, Butte, Calaveras, Del Norte, El Dorado, Fresno, Glenn, Humboldt, Imperial, Inyo, Kern, Kings, Lake, Los Angeles, Madera, Mariposa, Mendocino, Merced, Mono, Monterey, Napa, Nevada, Orange, Placer, Plumas, Sacramento, San Benito, San Bernadino, San

Francisco, San Joaquin, San Luis Obispo, San Mateo, Santa Barbara, Santa Clara, Santa Cruz, Sierra, Sonoma, Stanislaus, Trinity, Tulare, Tuolumne and Yuba.

The newest additions to the list are Alameda, Marin, Modoc, and Shasta counties.

During the state of emergency, it is illegal to increase the price of goods and services by more than 10% above pre-emergency levels. This applies to rental housing for existing tenants as well as rent increases during unit turnovers. Violators can face a year in county jail, a fine of up to $10,000, or both, as well as civil penalties.

Fire Alarm Upgrade Deadline — July 2023

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

Building owners of (R-2) residential buildings with three or more units with an existing building fire alarm system need to comply with sound level requirements for sleeping areas by July 2023. Alarm systems have to pass the “pillow test,” meaning the central fire alarm system must be loud enough for all residents to hear it from their bedroom (meeting a sound level of at least 75 dBA).

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

For a list of SFAA-affiliated alarm system professionals, turn to page 54 of the

The Turning Point

written by JACKIE TOM

Turning a vacant unit over to attract today’s modern renter requires a strategic approach. Whether you’re a property manager or owner, your goal is to present the unit in its best possible condition to attract the right tenants. This means taking the time to thoroughly clean, repair, and upgrade the unit to ensure it’s in topnotch showable condition.

Let’s explore best practices for turning a vacant unit over to increase your chances of finding a qualified tenant.

There are several basic things you can do to increase the value of your vacancy and to attract a nice pool of applicants.

Fresh Coat of Paint

Repainting the walls will make a big difference in the look and feel of any apartment. Choose neutral colors that appeal to a wide range of tenants. Choice of colors for 2023 are a clean white or light gray with white trim. When you are painting, remember to have all the cable and miscellaneous wires removed so that it finishes off nicely.

While a full paint job is recommended, some owners will do touch-up painting in between tenancies. If you decide to go this route, take a close look at the walls to make sure you do not see paint

splotches. Tenants in this market have choices, so make your units stand out!

Upgrade Fixtures and Appliances

Consider upgrading fixtures such as faucets, light fixtures, and cabinet hardware to give the apartment a more modern feel. Modern tenants like modern apartments, so the added touch is worth it.

Of course, there will be cases when only one appliance needs to be upgraded or replaced. If you find yourself in this situation, remember to always keep the color of your appliances the same. Whether your appliances are all white or all stainless steel, you want the kitchen to look thoughtful and for the color and design to be cohesive.

One thing I always do in older units is replace the outdated tan light switches and switch plates with white ones. It’s a small item and job, but it makes a huge difference.

These details will collectively bring your units to the next level.

Improve Lighting

Adequate lighting is important for creating a welcoming and comfortable living space.

An easy way to improve lighting is to go through and upgrade all of the lightbulbs to higher wattages. If you

want to take it a step further, simply updating light fixtures with modern ones throughout a unit will bring a unit up to date and improve the overall look and feel. And if you have the capacity to take it another step further, consider recessed lighting.

Refinish Floors

If the floors are scratched, dull, or are in otherwise poor condition, consider refinishing them. While refinishing floors can be a costly improvement, doing so will add significant value to your apartment. Refinished flooring will give an apartment a clean, new look and feel, making it that much more appealing to tenants. And if your tenants take care of the floors, the job will last a long time.

Enhance Curb Appeal

An apartment’s exterior is the first and last thing prospective tenants will see, so it’s important to make a good impression here.

Consider adding potted plants, freshening up the landscaping, and making any necessary repairs to the exterior of the building and in the common areas. Tenants will often clutter up the common areas, but if you’re trying to fill vacant units, keeping common areas clean and minimal is a must. The floors should be swept and any trash bins should be moved out of sight.

Add Bicycle Storage

Offering any kind of additional storage—especially bike storage—has been a significant draw for prospective

A step-by-step checklist for turning over vacant units.

renters lately. If there’s a place in the building to fit a bike rack, consider adding one. This benefits owners as well: Having a dedicated place for tenants to store their bicycles makes them less inclined to bring bikes through the building and to their units, leaving scratches and tire marks on the walls.

Window Coverings

New, simple white curtains or white mini blinds can change the whole look of a room. Don’t make the mistake of leaving up old drapery and rods, which will make an otherwise nice unit look dark and dated.

If you’re working on a basement-level or street-level apartment, consider installing top-down/bottom-up shades, so your tenants can retain privacy while also letting in natural light.

Laundry

Having in-unit washers and dryers is almost always preferred. If this just isn’t possible, an in-building laundry room is still helpful. If you’re hesitant to foot the utility bill, consider coin-operated laundry machines, which will help offset the costs of running them.

Having in-unit or in-building laundry is a huge factor for current renters when they’re deciding between multiple units.

Clean Units

This is non-negotiable. Showing a professionally cleaned unit is a must. A full, post-move-out professional cleaning should include the inside of drawers, windows, skylights, light fixtures, and tile grout, for example. The kitchens and bathrooms must be sparkling clean.

And this goes beyond the vacant unit itself: It’s important that hallways leading the unit, stairwells, elevators, and common areas, and the lobby are also spotless.

Package Deliveries

With the growing population of people ordering products and groceries online, package safety has become a top request

when working with people looking to sign a lease. Consider how packages are delivered in the building. Is it secure? Can packages be delivered to units directly?

For a complete list of SFAA associate members who can help you take care of this list, turn to the member directory on page 54.

The Longterm

You absolutely cannot expect tenants to pay top dollar in this market if you simply touch up some paint and call it a day. The tenant pool and the market are different now than they were a few years ago. Turning over a vacant unit is a critical process that requires careful planning and execution.

By following the steps outlined in this article, owners and property managers can ensure that vacant units will be presented in a way that attracts quality tenants as quickly and efficiently as possible.

By investing in the proper turnover process, property owners can attract quality tenants, reduce vacancy rates, and maximize rental income over the long term.

While apartment turnovers can be a time-consuming and sometimes challenging process, it is an essential part of maintaining a successful rental property and improving the overall value of your building.

Jackie Tom is a rental property owner and the owner of property management company Rentals In SF. She brings her first-hand experience to all her clients. She has previously been named by SFAA as “Leasing Agent of the Year” and “Landlord of the Year.” She can be reached at 415-699-3263.

Stack Real Estate Advisor

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Ask and Receive

written by VARIOUS AUTHORS

Q.I was never able to convince my tenant to participate in the various rental assistance programs throughout the pandemic. Is it too late to obtain funds?

A.The answer is “no,” it is not too late. In fact, effective March 2023, a local City-funded rental assistance program is covering rents that accrued during the past three years. The various rental assistance agencies have differing criteria as to who qualifies for what amounts, but all housing operators with unpaid rent from existing tenancies are urged to seek cooperation from their residents to complete and submit rent relief applications at this time.

The largest program, SF Emergency Rental Assistance Program, or ERAP (sf.gov/information/sf-erap-frequentlyasked-questions), is currently open and “is a community-based program aimed at keeping the City’s most atrisk tenants in their homes as part of the City and County of San Francisco’s eviction prevention and housing stabilization efforts.”

To that end, most—if not all—rental assistance programs, including ERAP, will pay to keep residents housed. If a tenant has left owing you money, you may have to go to small claims court to recover unpaid rent.

The other question many housing providers are currently facing is whether they can, or should, invoke the unlawful detainer (UD) or eviction processes as to those tenants that have rental debt that has accrued during these past three-plus years. For starters, you may never bring a UD regarding rental debt that is over twelve months old, so anything that accrued during the first two-plus years of the pandemic is no longer eligible for a UD action.

Secondly, as many of you have heard, a tenant may assert as a defense in any UD proceeding for nonpayment of rent that pandemic-induced hardships prevented the tenant from being able to pay rent. As such, while there is technically no “eviction moratorium” in San Francisco, the pandemic economic hardship defense may be asserted for rent that accrued from July 2022 through at least July of 2023. Therefore, this author advises SFAA members to make every meaningful attempt to negotiate, work with, and otherwise settle with your residents without having to resort to UD litigation. Simply put, this is not the time to be rushing to court, as there are better alternatives.

So, please encourage your residents that owe rent to apply now to the various rental assistance agencies, including ERAP. If the tenant no longer lives in your building, you may have to visit

small claims court where, incidentally, there are no jurisdictional limits for residential rents at this time, meaning you can bring a case for as much rent as is owed.

As for the UD process, make this your last resort. Tenants may still avoid evictions for unpaid rent if they show that the pandemic caused them economic hardship and thus an inability to pay. Furthermore, even if you do have to file a UD, your case will likely settle prior to trial, usually under the following guidelines: (i) the resident stays, agrees to a repayment plan, and completes all applications to available rent relief programs; (ii) the resident leaves with some or all of the unpaid rent being forgiven; and/or (iii) a combination of (i) and (ii) above.

—Dave Wasserman

Q. A couple in a unit fight often and loudly, and I get weekly complaints from neighboring units. I’d rather not get involved in their domestic disputes.

Must I?

A. Legally speaking, no, you are not required to get involved—but it is in your best interest to at least attempt to help resolve the problem. Domestic disputes that disturb others in the building are nuisances that could expose owners to liability if the owners do nothing in response to tenant complaints.

Civil Code section 3479 defines nuisances as “Anything which is injurious to health, including, but not limited to,

Rental assistance programs are still available to keep tenants housed.

the illegal sale of controlled substances, or is indecent or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property…is a nuisance.”

San Francisco Administrative Code section 37.9(a)(3) provides owners with a remedy for tenants causing nuisances by making significant disturbances one of the just-cause grounds for eviction. The nuisance must create “a substantial interference with the comfort, safety or enjoyment of the landlord or tenants in the building” and the disturbances must be “severe, continuing or recurring in nature.”

Also, SFAA lease paragraph 15 prohibits tenants from disturbing other occupants of the building, the owner, or the building’s neighbors, and states that violation of paragraph 15 constitutes a “substantial breach” of the lease. The SFAA lease a House Rule at paragraph 55.1 prohibiting noise or any conduct that disturbs or offends other occupants or neighbors. This Rule also states that occupants are expected to cooperate to resolve disputes amongst themselves, and requires them to use a local dispute resolution service if necessary. The Rule adds that the failure to use a dispute resolution service when necessary constitutes an admission they are the wrongdoer in the dispute. The Rule also says that owners are not required to participate in said dispute resolution—but it is wise to try to help resolve tenant disputes.

Domestic disputes are more difficult than other nuisance problems because the San Francisco Rent Ordinance prohibits owners from evicting tenants based on acts constituting domestic violence, sexual assault, or stalking against the tenant or a tenant’s household member. When there are mutual allegations of domestic violence, the court determines whether one is the dominant aggressor. The dominant aggressor is not entitled to protection from eviction under the law. But what happens if the court cannot determine if one is the dominant aggressor? We do not yet know the answer.

What happens if this couple’s fighting drives other tenants out? Tenants displaced by such disturbances have filed suit alleging constructive eviction against the owner for not taking action. Such suits can cost tens of thousands in attorney fees to defend. All owners of rental properties should have liability insurance for each property with at least $1,000,000 in coverage, plus a personal umbrella, with “wrongful eviction” and “invasion of privacy” included in one of the definitions of coverage. No policy will cover all tenant claims, but the right policy will require the carrier to pay a lawyer to defend the case.

So, what do you do in response to complaints about a couple fighting? Start with a letter informing the couple they are disturbing others in the building and thereby violating their lease agreement. If the lease does not prohibit nuisances, the letter should cite Civil Code section 3479 and advise the couple they must cease causing this nuisance or they could be evicted.

If the problem persists, the next step is to serve a ten-day warning to cease. If the problem continues to occur after the tenday warning expires, the next step is to serve a three-day notice to perform/cease or quit, after which you can file a civil lawsuit for unlawful detainer, commonly called an eviction case. There are technical legal requirements for these notices, so, as usual, it is wise to consult an attorney before taking action.

—Dave Semel

Q. During a pre-move-out walkthrough, I saw the vacating tenant’s dog absolutely destroyed the carpets, which will need to be replaced. I charged an additional security deposit for pets, but it won’t cover the complete cost. Do I have options?

A. Yes, there are several steps that you can take to seek recovery for your damages. While carpets are a depreciable asset and subject to the general rule that

tenants are not responsible for ordinary wear and tear, a tenant is responsible for extraordinary damage to the carpets caused by the tenant’s dog.

Since you noticed the damages during a pre-move-out walkthrough, you first need to notify the tenant of your intent to deduct the cost of the damages unless the issue is corrected by the move-out date. In the case of extensive carpet damage, it seems unlikely that corrective measures will resolve the problem.

If the damage is still present after moveout, you will need to calculate the cost of the damages. Because a carpet generally has a set lifespan, the replacement cost must be pro-rated for the remaining life of the carpet. For example, if a carpet has an estimated lifespan of ten years but is destroyed five years after it was installed, only 50 percent of the replacement cost may be charged against the security deposit.

If you are uncertain as to the carpet’s lifespan, a professional opinion on the remaining life of the carpet (if it had not been damaged) should be requested when you obtain an estimate or contract for the carpet replacement.

If the security deposit does not cover the pro-rated replacement costs, one should demand payment of the excess charges when the tenant is provided with the written itemized security deposit accounting and supporting documents pursuant to California Civil Code 1950.5.

Should the tenant fail or refuse to pay following receipt of the accounting, you have the option to file a lawsuit for the damages in either in civil or small claims court.

—Frank Kim

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. David Semel is with Fried, Williams & Grice Conner, LLP and can be reached at 415-421-0100. Frank Kim is with National Legal Associates and can be reached at 415-567-5700.

Understated luxury is displacing the sleek aesthetic of the last several years in highend buildings.

The Luxe Life

Written by KATHRYN BAKER

All Kitchen Photos: PHOTOS OF SCANDOLA MOBILI KITCHENS FROM THE EUROCUCINA 2022 INTERNATIONAL TRADE FAIR.

If we want to project where the United States will be design-wise in the coming five years, we should pay close attention to what Europe is currently doing. In terms of materials, technology, appliances, color palette, and flow, Europe always seems to be leading the United States, sending us design inspiration that always takes a few years to catch on.

For example, we are seeing an evolving design trend of understated luxury, displacing the previous sleek, polished aesthetic of the last several years. Kitchens are being created with a warmer, more furniture-centric décor, with rich dark colors, bronzed glass, and deep textured woods that impart more of a sense of place. These changes herald the kitchen as the gathering spot it truly is, rather than just a setting for meal preparation.

Kitchens

Bolder cabinet colors and ribbed woods are making an appearance, but don’t expect to see a huge selection for multiunit buildings. Their lack of appeal to a mass audience makes them too risky from a business strategy perspective, and when it comes to cabinetry, the preference for understatement still dominates.

Interior cabinet lighting is becoming an essential, as the subtle illumination it provides lends drama to the kitchen layout, while also letting people see the contents more easily.

Enormously popular in Europe is the Bento Box concept, where sliding and pocket doors are used to conceal the kitchen. And while it can be a stunning design feature for penthouses and luxury residences, it is probably too expensive for other lower-priced units.

Integrated appliances (e.g., dishwashers and refrigerators) continue to be popular. Since gas is no longer allowed for new buildings in San Francisco, induction cooking will be the de facto future.

Bolder cabinet colors and ribbed woods are making an appearance, but don’t expect to see a huge selection for multi-unit buildings.

Induction, which heats cookware directly, is far superior to gas from the standpoint of cooking quality, maintenance, environmental sustainability, and safety.

Kitchen islands are always an important consideration. After all, the kitchen is the heart of every home, and a kitchen with an island facilitates the congregational experience. Waterfall edges are going away. ADA requires that islands be positioned at least fortyeight inches from the kitchen counters. These days, we often offer islands as an owner-upgrade and make them a movable, flexible furniture style option for the space.

We are seeing worktops with lower profile edge detail. Laminated worktops are being phased out, however, based on what was displayed at Eurocucina during Milan Design Week, thicker-edge details (thirty-four inches) will be something that could come to the States. This thicker-edge profile is achieved using a miter fold edge, rather than a lamination, to avoid ugly seams.

Cabinet pulls are coming back, so we may see less of the touch-to-open or integrated finger channels.

Flooring

We will continue to see hardwood floors with long, wide planks. These will be mainly natural oak with a few other species, such as ash and walnut. The rustic aesthetic is going away, and buyers are gravitating to a much cleaner select grade of hardwood—still very natural but without a lot of knots and character.

Baseboards are changing or disappearing altogether. We love the drywall reveal look that presents a museum feel to floor-to-ceiling walls without the hindrance of a baseboard.

Lighting is always enormously important, and Lutron has launched its own circadian, human-centric lighting technology, Ketra. Ketra brings features most of us have never thought about, but once we have them, they become game changers in how we live and optimize our space.

Vibia Lighing from Utron Electronics Co., Inc.

Technology

Energy-saving technologies and IoT (Internet of Things) devices have become big change agents in design. They give optimized functionality, control, and lower costs, which is welcome news as energy bills have skyrocketed over the last twelve months.

One particular technology that is becoming essential is the home hub. This centralized system allows you to use your phone to adjust settings when you are away and prepare for your return. There are many home hub brands to choose from, and the functionality will only improve over time.

Control 4 is one examp le of a home hub that controls many functions in the home, from temperature, lighting, and shades to full audio-visual control. Control 4 is compatible with Alexa and comes with a handheld controller for those who prefer not to download an app.

I work with some of the best home automation vendors in the business, and Lutron and Control 4 are two major technologies we use a lot. I use Lutron primarily for shades and lighting because everything can be controlled seamlessly from a smartphone.

Lutron recently launched Palladiom battery-powered shades with a battery life of five years. These shades have been a game changer for developers and buyers alike. Developers no longer need to pre-wire for low or line-voltage motorized shades, and homebuyers have the option of motorized or manual shades as an optional upgrade.

Lighting

Lighting is always enormously important, and Lutron has launched its own circadian, human-centric lighting technology, Ketra. Ketra brings features most of us have never thought about, but once we have them, they become game changers in how we live and optimize our space.

Enormously popular in Europe is the Bento Box concept, where sliding and pocket doors are used to conceal the kitchen.

Ketra brings high-quality, natural LED lighting solutions to homes and workplaces. It can mimic any lighting scenario, bringing the natural lighting of the outdoors to brighten interior space and create mood scenes to endlessly transform the everyday living experience.

Wallpaper

Wallpaper is resurging once again as a popular design feature. Of course, wallpaper has always been around, but now with the creation of luxury textures from natural materials, wallpaper can add a more expansive dimensionality to any space.

Bathroom

For the bathroom, large porcelain tiles are being installed to create a complete finished wall, rather than the wainscot-type treatment that was dominant in the past. Large, commodious walk-in showers are replacing tubs in many primary bathrooms, reflecting the desire to make the shower an experience rather than just a daily function.

Wall-mounted vanity faucets are a very attractive, spacesaving design becoming increasingly popular. While plumbing fixtures are currently trending in brass and oilrubbed bronze/black, this seems somewhat of a fad. Polished chrome remains a timeless classic. Washlets or bidet seats are becoming a standard expectation. We recommend installing the fixture as a base—certainly in penthouse residences—and providing an outlet for the non-penthouse residences to accommodate upgrades.

This Page Top: David Trubridge - Navicula Cedar Housefrom Lutron Electronics Co., Inc.

This Page Bottom: Ango Lighting from Lutron Electronics Co., Inc.

Opposite Page: The Exedra2 Smart pocket door system by Salice for a Bento Box style kitchen design.

Kathryn Baker is the Vice President of Design Services at Polaris Pacific.

fixture FIXES

written by MARK HOGAN

Targeted remodels of kitchens and baths boost rents and overall value with minimal investment.

As San Francisco continues to recover from the pandemic, many apartment owners are seeking to improve the appeal of their units by updating kitchens and bathrooms when units turn over. The challenge of maximizing limited space while still ensuring functionality and upto-date style remains a constant concern when updating these properties.

Kitchens and bathrooms are among the most important spaces in any apartment. In this article, we will discuss some contemporary design trends that are perfect for compact San Francisco apartments.

General Trends in Renovations

Neutral colors are still advisable in apartment rentals, and most tenants prefer white or a cool off-white to the “dirtier” looking shades of beige that used to be common in rental apartments. People looking to upgrade the appearance further would be advised to try neutral colors—gray walls with white trim is still quite popular.

While matte paint is often used to hide imperfections, it is very easily scuffed. We

Arecommend using an eggshell finish on walls in living spaces and a satin finish in kitchens and bathrooms. Specialty ceiling paint or matte paint is an okay choice for living room and bedroom ceilings.

Flooring trends have moved away from carpet—even in bedrooms. Most newer buildings have engineered wood or vinyl plank flooring, but if your building still has the original hardwood, it’s always worth trying to get it refinished, given the huge appeal of these floors with residents.

If carpet must be used for noise control, it’s worth looking into carpet tile. Carpet tile is available in a huge range of contemporary designs—from companies like Flor—and the pieces are replaceable one square at a time if there is damage.

If you are replacing doors, the single biggest upgrade that people will notice in even a brief showing is the use of solid core doors. While more expensive, they feel much more substantial, block sound better, and last much longer than the hollow core doors that have become common in the United States in recent decades.

Contemporary Kitchen Designs

Compact

Design

One of the most significant challenges in designing kitchens for small apartments is finding ways to maximize usable space without compromising functionality. Compact kitchen designs are ideal for San Francisco apartments where space is at a premium. Renovations often face constraints due to existing structural walls or plumbing locations. Advances in technology have allowed for the development of high-quality compact appliances such as 24-inch refrigerators and 18-inch dishwashers, which are perfect for small spaces and command less of a premium than they did a few years ago. Using appropriately sized appliances can make a small kitchen seem much larger and appealing to potential tenants.

In addition, designers are increasingly turning to minimal designs to create a sleek and uncluttered look. By reducing the number of unnecessary elements in a kitchen, designers can create a more spacious and airier feel, even in a small apartment. Slab cabinet doors in neutral colors and monochromatic countertops

have become popular in both new construction and renovation.

Durability of Materials

Another important consideration for contemporary kitchen designs is the durability of materials. Using durable materials minimizes maintenance and upkeep costs, making them ideal for apartments. Designers are increasingly using materials such as quartz, natural stone, and stainless steel, which are not only durable but also lend a modern and sleek look to any kitchen. Quartz countertops also have the bonus of not needing to be sealed, and they can be repaired if they are damaged, unlike plastic laminate countertops.

Improvements in Lighting Features

Lighting is an essential element in any kitchen design, and contemporary designers are increasingly using LED lighting to create a bright and welcoming space. LED lights are energy-efficient and have a drastically longer lifespan than traditional bulbs, making maintenance calls for changing bulbs in hard-to-reach areas a thing of the past.

Surface-mounted fixtures that look like recessed fixtures are becoming increasingly popular in contemporary kitchen designs. These fixtures blend seamlessly with the ceiling, creating a clean and uncluttered look. Under-cabinet lighting is another popular trend in contemporary kitchen design. These lights provide task lighting for food preparation and cooking, while also creating a warm and inviting atmosphere in the kitchen. They are typically specified in a warm color, either 2700K or 3000K, which most people find appealing as it mimics the look of traditional incandescent bulbs.

Contemporary Bathroom Designs Walk-in Showers

For many years, bathtubs were a staple in bathroom designs. However, contemporary designers are increasingly using walk-in showers to replace traditional bathtubs—especially in studio or onebedroom apartments, where residents are less likely to have small children. Walk-in showers are not only stylish, but

they are also practical and appeal more to older people who don’t want to step into a bathtub.

Water-Saving Fixtures

It’s worth updating outdated plumbing fixtures to save on water bills as tenants don’t typically pay for their share of water use in older buildings. Aside from saving water, new faucets, toilets, and shower trim help improve the appeal of bathrooms. Dated faucets and toilets are especially unappealing at apartment showings, and are easy to upgrade without any demolition or replacement of tile or drywall.

Space Savings

Another important trend in contemporary bathroom design is the use of spacesaving techniques. In small apartments, space is at a premium, and designers are increasingly turning to wall-hung or pedestal sinks instead of vanities. Wall-hung sinks take up less space than traditional vanities—which often get water damaged, anyway—creating a more open look and making the space look larger.

Designers are also using other spacesaving techniques, such as built-in shelves and cabinets to provide additional storage space in small bathrooms. These techniques not only maximize the usable space in a bathroom but also create a clean and uncluttered look ideal for contemporary design.

Tile

A wide variety of tile is available at a reasonable cost today and is often available online with fast shipping (sometimes only a few days). You can personalize your bathrooms while adding durable surfaces that will last through many tenant turnovers. While there has been a lot of interest in vinyl plank flooring in recent years, nothing can beat the durability of traditional tile flooring in a bathroom.

Lighting

Similar to kitchen lighting, bathroom lighting can really make or break a space when showing it to potential tenants. Adding decent quality vanity lighting

combined with general lighting (don’t forget a fixture over the tub!) can dramatically improve the way an apartment shows to potential tenants. The quality and compactness of LED lighting has improved the available selection of vanity lighting in recent years. It is always advisable to handle room lighting separately from the bath fan—while many fans come with an integrated light, it is usually of poor quality. Especially in a space where people are going to be using the mirror to shave or put on makeup.

Conclusion

By using compact designs, durable materials, and space-saving techniques, designers can create stylish and functional spaces that maximize limited space. Improvements in lighting features, such as LED lights and under-cabinet lighting, add to the appeal and often help boost rents and reduce long term maintenance costs with a small additional outlay up front. It is often worth hiring an interior designer or architect to put together a material palette that is ready to go when you have a unit turnover, so you can hand off the pre-selected package to contractors for a quick bid. If you obtain bids from more than one party, you can make an apples-to-apples comparison of pricing, which can help reduce costs and help you select the most appropriate vendor.

Mark Hogan is the founder of OpenScope Studio and can be reached at 415-891-0954 or info@openscopestudio.com

Corner the Market

Written by TERRENCE JONES

We had our first in-person SFAA member meeting in three years in March, and it was great. I’ve missed the local multifamily community we created. I’ve missed seeing the familiar faces I have come to know over the past twenty years through these meetings. Because of the pandemic, we’ve felt the isolation of working from home and connecting only via Zoom calls, but no more as we start to open back up to a mostly normal existence.

Most humans need social interaction, and re-establishing our in-person meetings feeds that for our community. Our group is often portrayed in the media and by political pundits as greedy speculators. By gathering in person, we can help balance that negativity with the good we deliver by providing housing for the people of San Francisco.

So, what are the trends in the apartment market today, and where are we going? We might see a lot of bad news right now, but some “green shoots” of hope are emerging as we move into spring 2023.

Layoffs

The layoffs announced among the tech companies and in the real estate industry have impacted national and local markets. In December 2022, we started to see headlines along the lines of the following: “Google Parent to lay off 12,000,” “Salesforce, San Francisco’s largest employer and commercial real estate occupant, is shedding property nationally and letting go thousands of employees,” “DOMA (a digital title insurance provider) executed its third—and largest—wave of layoffs in seven months, shedding 515 employees,” and “Costar Group, the Commercial real estate giant, is undergoing yet another round of layoffs.” All these layoffs have reduced the headcount in San Francisco and other areas.

At the end of 2022, companies were desperate for new workers. Because of this, potential new hires could write their own terms, including the flexibility to work remotely. Today, with a less certain market, employers are starting to regain the power to require that workers come into the office—and there are advantages for employers to do so.

When employees work together in an office, there is better synergy between them, and in turn, the companies who lease their office space can better justify the rent they are paying for office space. Fewer in-person employees due to the slow return to the office, as well as higher interest rates, are creating a weaker rental and sales market in the city’s multifamily sector.

Despite 2023’s rocky start, there’s evidence for a brighter market in the near future.

Banking Crisis

The month before the Silicon Valley Bank (SVB) seizure, I met with a veteran multifamily lender at SVB for lunch to talk about helping with valuations on what I expected to be a wave of loan defaults in multifamily.

When I asked him about apartment lending, he said, “It’s becoming so difficult to get loans done. I am sending clients I have had for twenty-plus years to other banks for their refinancing.”

Not long after, on the morning of March 10, the California Department of Financial Protection and Innovation seized SVB and placed it under the receivership of the Federal Deposit Insurance Corporation (FDIC). This created a chain of events that led to First Republic Bank teetering on the brink of being seized. At the time of this writing, FRB appears to be stabilizing, but its ability to write new loans is in question in the sales community.

With the failure of Silicon Valley Bank and the troubles at First Republic Bank, the apartment sales market is looking very uncertain. Over the past few years, outside the “Big 6” owners in San Francisco—Ballast, The City of San Francisco, Flynn, Mosser, Trinity, and Veritas—which use more institutional lending, the primary lenders for smaller apartment buyers have been Chase and First Republic Bank. However, Chase took a break from lending in the multifamily sector for new purchases in 2022, and First Republic took over doing the lion’s share of the lending.

I am part of a group that meets monthly to go over sales of multifamily buildings of five units or larger. The January sales of apartment buildings in San Francisco show some clear trends. In January, there were ten transactions that ranged from a five-unit building to an eighteenunit building. Of those sales, four were financed by First Republic Bank; one, the Mayor’s office of Housing; one was from Avid Bank; and one was from Luther Burbank. The other three were either

all-cash or owner-financing. I sold a fiveunit building myself in February to an all-cash buyer.

The most significant banking trend in this changing market is that some deals are being made with all-cash and some with owner financing. As the banks sort themselves out and the Fed slows its rate hikes, we should see more sales transactions at lower valuations than in the past five years.

Real Estate Downturn

One of the largest owners in San Francisco is in the middle of a sixty-two-building default on a blanket loan. Everyone hopes this default will work out, that it’s not like the Lembi implosion of 2010, where the entire three-hundred-building portfolio went back to their lenders and were resold to new owners.

Another owner has recently put a portfolio of ten larger buildings for sale on the market, which could be a telltale sign of where the market is going. If no buyer steps up, then the market is down. If a buyer steps up, it will set the values for the sixteen-plus-unit market. California law requires that an onsite manager resides in any building with sixteen-plus units. The transaction volume of buildings with fewer than sixteen units is slow, with cap rates increasing with the interest rate increase. I expect these trends to continue through the end of 2023.

Crime, Crime, Crime

Many of our city officials do not believe the sale and use of illegal drugs is a crime. While the subject of illegal drugs is debatable, we all agree that car breakins, muggings, theft of tenant packages, and retail grab-and-run thefts, among others, are crimes hurting the city. Some politicians have been trying to replace the police with programs like Urban Alchemy and Travel Ambassadors, but with limited results.

The good news is that the political debate is starting to turn out of necessity. The impending $1 billion budget deficit and the hollowing out of office workers in the

Financial District and South of Market, are are getting the attention of the city officials who need to get re-elected.

[For more on this topic, check out the Q&A with District Attorney Brooke Jenkins in the April edition of this magazine: sfaa.org/Web/Magazine]

$1 Billion Budget Deficit

Projections of a massive budget deficit at the City of San Francisco are getting our elected officials working to avoid unpopular layoffs of city employees, defunding the big homeless industrial complex, and reducing life and safety services. The deficits in the coming years in the city budget are projected to be over $1 billion.

The city economist, Ted Egan, said, “Office space industries contribute about 72% of San Francisco’s GDP.” And so, if anything happens to the office sector, it will ripple through virtually every aspect of the city’s economy.

The dialogue starting to happen for the mayor’s race in 2024 seems to be focused on quality of life. Supervisor Safai is rumored to be running for mayor against Mayor Breed. According to Safaí, “San Francisco was suffering from deteriorating public safety, unacceptably high levels of homelessness, and a persistent housing shortage.”

This past week, a coalition of pro-business advocates launched a campaign to attract people back to San Francisco. The Jon Miller video promoting the city exemplifies the changing dialogue in San Francisco. As the Chronicle reported, the campaign was “Paid for by the city in partnership with the San Francisco Chamber of Commerce, the Bay Area Council, and Advance SF. Additional funding was supplied by the Bank of America, First Republic Bank, JPMorgan Chase, Shorenstein Companies, UC San Francisco, and United Airlines.”

These groups are hoping for the natural draw of San Francisco to accelerate its

Corner the Market… continued on Page 68

Real Appeals

written by FRIED, WILLIAMS & GRICE CONNER ATTORNEYS

Must a vacating tenant vacate? Can a trustee represent themselves? Read on for a summary of recent decisions.

Myers v. Sundby

January 25, 2023

If you hold title to real estate in a trust, you might be tempted to try to represent your trust in court—but you would lose because you would be engaged in the unauthorized practice of law.

In January 2023, the Court of Appeal issued an unpublished decision involving an unlawful detainer action in Myers v. Sundby. The Court ruled that individual trustees who are not attorneys cannot represent their trust in court.

The Sundby Trust owned real estate in La Jolla but defaulted on the payment of a promissory note secured by a deed of trust. The owner of the promissory note and deed of trust recorded a notice of default, and the Myers bought the property at a foreclosure sale.

The Myers served three-day and ninety-day notices to quit due to foreclosure, then filed and served an unlawful detainer complaint against Edith and Dale Sundby in their capacities as co-trustees of the Sundby Trust. Edith failed to timely respond to the complaint and a default was entered against her as trustee.

Edith filed a motion to vacate the default judgment on the ground she was not served with the summons and

complaint, and Dale filed a motion to join the action and to dismiss based on allegedly invalid proofs of service of the three-day notice.

The Myers opposed the motions on the merits and because the Sundbys were engaged in the unauthorized practice of law. The trial court denied Edith’s motion because she engaged in the unauthorized practice of law and denied Dale’s motion without stating the reason. Myers argued to the appellate court that the order should be affirmed because the Sundbys continued to engage in the unauthorized practice of law by filing an appellate brief on behalf of the Sundby Trust.

Trustees, as with other fiduciaries, cannot represent their trusts in propria persona in litigation involving other parties and must be represented in court by licensed attorneys. The two exceptions to this rule are 1) when the person appearing is the sole trustee, settlor, or beneficiary of a revocable trust and 2) if the case is a probate action with no adverse third party.

—David Semel

SVAPP III Poway Crossings, LLC v. Fitness International Jan. 20, 2023

In March 2020, California announced a State of Emergency due to the COVID-19 virus. Governor Newsom

issued an executive order placing limitations on residential and commercial evictions for non-payment of rent.

The order neither relieved a tenant of their obligation to pay rent nor restricted a landlord’s ability to recover rent. The order also directed all nonessential businesses to immediately cease operating to prevent the spread of COVID-19.

Many commercial tenants were unable to operate their businesses, unable to earn income, and therefore, unable to pay rent. These tenants claimed they were excused from their rent obligations under the doctrines of force majeure, impossibility, impracticability, and frustration of purpose.

Force majeure is defined as an act that is beyond the reasonable control of a party that delays, hinders, or prevents that party from performing a required act. Impossibility occurs when a thing can only be done at an excessive or unreasonable cost. Impracticability occurs when performance would cause extreme and unreasonable difficulty, expense, injury, or loss involved.

The merits of any of these defenses must be balanced by the terms of the lease. In the context of a commercial tenant’s failure to pay rent, the defined purpose of the contract and the tenant’s obligation to pay rent are key to determining whether a tenant’s failure to pay rent was excused by any of these defenses.

In SVAPP III Poway Crossings, LLC v. Fitness International, LLC, the landlord brought a breach of contract

claim against Fitness for non-payment of rent under the parties’ written commercial lease for a portion of a shopping center that SVAPP owned. Fitness operated a gym at the premises.

The landlord argued that the lease did not guarantee Fitness a particular use of the premises as a gym throughout the lease term. The lease was broadly worded to permit any lawful use of the premises in exchange for Fitness’s payment of rent.

At the heart of Fitness’s defense was the COVID-19 pandemic and the resulting government orders prohibiting businesses, such as Fitness’s gym, from operating for several months in mid-2020.

Fitness argued that as a result of the government’s prohibition on operating their business, their obligation to pay rent was excused based on (i) SVAPP’s own material breach of the lease; (ii) the force majeure provision of the lease; (iii) Civil Code section 1511; (iv) the doctrines of impossibility and impracticability; and (v) the doctrine of frustration of purpose.

None of those defenses held merit for the trial court. The trial court granted Plaintiff SVAPP’s Motion for Summary Judgment and the ruling was affirmed on appeal.

The Court of Appeal decision was based on the lease terms, which were found to obligate the landlord to provide the premises and for the tenant to pay rent, and that California’s Emergency Orders did not prevent the tenant from paying rent.

Civil Code section 1511, which excuses a party’s performance of its contractual obligation where the operation of law prevents or delays the performance, did not apply because the pandemic and government orders did not prevent Fitness from performing its contractual obligation to pay rent.

Likewise, the doctrine of frustration of purpose did not apply because the

doctrine depends on the total or nearly total destruction of the purpose. The State’s prohibition on operating nonessential businesses was only temporary, and thus, not a total and permanent ban that frustrated the purpose of the parties’ lease. While Fitness was not allowed to operate as a gym for several months in 2020, they were not prohibited from performing the act of paying rent.

While SVAPP v. Fitness does not involve a residential tenant, the case addresses various defenses residential and commercial tenants may raise to a breach of contract for a failure to pay rent claim.

—Rowena Gargalicana Frazier v. Superior Court

November 18, 2022

The issue in this case is whether a landlord’s failure to timely file a copy of a nonpayment of rent notice with the County of Los Angeles dooms the landlord’s unlawful detainer action.

In a decision by the Appellate Division of the Los Angeles County Superior Court, it was determined that the landlord’s failure to comply with a local rent ordinance did not prevent them from prevailing on an unlawful detainer action where the ordinance did not specify the consequences of such failure.

Two tenants had moved into a rental unit within an unincorporated area in Los Angeles County. The landlord served the tenants with a three-day notice to pay rent or quit, seeking rent for that month. After the tenants failed to do either, the landlord filed an unlawful detainer action on April 20, 2022.

The tenants moved for summary judgment, arguing that the landlord’s failure to comply with a provision of the County of Los Angeles Rent Stabilization and Tenant Protections Ordinance defeated their claim of right to possession. The Ordinance required the landlord to “submit to the Department, within five days after service of the notice of termination of tenancy on the tenant, a true

copy of the notice and proof of service under penalty of perjury.”

While the landlord did ultimately file the three-day notice with the Department, it did not do so until May 23, 2022. Thus, it was undisputed that the landlord had failed to comply with the provision. The trial court denied the tenant’s motion for summary judgment, and the tenants filed a petition for writ of mandate challenging that ruling.

After an extensive review of the legislative history and intent behind the Ordinance, the Appellate Division denied the writ petition. The court held that noncompliance with the provision at issue did not defeat the landlord’s claim. The plain language of the provision was devoid of any intent or requirement that compliance with this provision served as a prerequisite to the filing of an unlawful detainer action.

In comparison with other provisions in rent ordinances that are expressly stated to be pre-requisites to a landlord’s initiation of unlawful detainer actions, the court would not infer such a prerequisite absent explicit language in the Ordinance.

The court noted that the County had demonstrated its ability to use conditional language when such was its intent, and thus the omission of such conditional language here necessarily showed the lack of such intent. In the absence of a prescribed consequence or sanction for a landlord’s failure to comply, this provision had to be construed to be merely directory.

While the decision was a win for the landlord, the appellate division’s discussion created a clear roadmap for municipalities who have enacted rent ordinance provisions that condition a landlord’s prima facie case for unlawful detainer on pre-requisites, such as filing notices with the county or rent board.

—Mandana M. Arjmand

Roxbury Lane LP v. Benjamin Harris 2023

Does a tenant lose protections under local eviction control laws when the tenant provides their intent to vacate but fails to do so? They do not.

In Roxbury Lane LP v. Benjamin Harris, a Los Angeles County case, Landlord Roxbury Lane filed an unlawful detainer action against Tenant Harris after Harris failed to move out upon the expiration of his thirty-day notice of his intent to terminate the lease and move out.

Harris argued that the unlawful detainer failed to state one of fourteen permitted grounds to evict under Los Angeles eviction control laws and therefore the notice was defective.

Roxbury Lane took the position that the eviction laws did not apply, and the tenant was a tenant at sufferance or not a tenant. A tenant at sufferance is a tenant who stays past their welcome and remains in a property without the owner’s permission. For example, if the landlord does not give the tenant permission to stay past the expiration of lease (and does not accept rent) then the tenant becomes a tenant at sufferance.

It should be noted that in California, leases convert to a month-to-month tenancy after the expiration of the original lease term.

Although Code of Civil Proc. § 1161(5) allows a property owner to evict after the tenant gives their intention of moving out and fails to do so, this case held that the landlord must also follow the local eviction control laws.

The Appellate Division held that that a tenant may be considered a tenant at sufferance and also be afforded the protections of the eviction control laws. The Court said Section 1161 sets the procedural rules for the unlawful detainer process, but the local housing ordinances provide the landlord’s rights in seeking eviction. A landlord that fails to satisfy the requirements under the local eviction

control laws, provides a tenant with an affirmative defense to an unlawful detainer action.

Under Los Angles eviction control laws, a property owner is authorized to bring an action to recover possession of a rental unit. This authorization is not focused on a type of a tenancy but the existence of a rental unit.

Thus, the Court held that the landlord was required to have cause to evict and that a tenant failing to move out after providing notice to move out is not grounds to evict.

This is also the law in San Francisco and other cities with just cause ordinances. When a tenant provides notice of their intention to vacate, most landlords may start to get the unit ready for the next tenant. This could include advertising and showing the unit to prospective tenants.

But if the tenant fails to vacate and if the property is governed by eviction control laws, you may not have the ability to require your tenant to stick to their word and move out.

Know Your Numbers!

Background

—Angelica Montenegro

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

Landlord & Leasing Agent, A Winning Combo.

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

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

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

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

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

PRACTICAL REAL ESTATE ADVICE YOU CAN COUNT ON

• Residential (rental property owners)

• Commercial

• Land Use

• Contract Formation

• Dispute Resolution

Denise A. Leadbetter Attorney at Law denise@kosterleadbetterlaw.com 415-713.8680

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

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

• Multi-family specialists

• Value add remodels

• Accessory Dwelling Units

• Physical needs assessments

• Pre-purchase consultations

• Feasibility and capacity studies

• Interior / Exterior renovations

• Urban infill

• Mixed-use

• Review Services

Ways to Connect.

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. Search “San Francisco Apartment Association” and “Like” it to add it to your news feed.

• New sfaa.org website launched!

• Email SFAA at MemberQuestions@sfaa.org

• Follow SFAA on Twitter at twitter.com/SFAptAssoc

• Follow SFAA on Linkedin

FIRE-RESISTANT LANDSCAPING

Now that it’s time to get outdoor spaces ready in time for summer, those with property in high-fire areas should consider fire-resistant landscaping.

Strategically placed fire-resistant plants can help prevent fire from reaching your home. Fire-resistant plants are high-moisture, lowsap plants that grow close to the ground (like succulents, for example). These plants also tend to be drought tolerant, so once your landscape is complete, you’ll conserve water to boot.

Consider the below plants when planning your fire-resistant exterior: French lavender, red monkey flower, California fuchsia, sage, California lilac, society garlic, echeveria elegans, yellow ice plant, coreopsis, California red bed, agave americana and aloe, epilobium canum, senico and mesembryanthemum.

Other materials to consider for a fire-resistant landscape are hedge plants; stone walls, patios and walkways; rock and mulch; and trees such as maple, poplar and cherry.

Property owners should avoid invasive highly flammable plants, like conifer plants, Algerian Ivy, bamboo, cypress, eucalyptus, pampas grass, and rosemary.

Remember, there are no fire-proof plants! And to be effective, fireresistant landscapes must properly maintained and kept clear of dry materials like dried leaves and needles.

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

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

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

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

Laura Strazzo Attorney at Law

Brian O’Neill Attorney at Law

Robert Little Attorney at Law

UNWANTED PESTS DO’S AND DON’TS OF PEST CONTROL

As a resident of San Francisco, you’re probably familiar with the common pest problems that come with apartment living. Cockroaches, bed bugs, and mice are just a few of the unwanted guests that can take up residence in your home. Over the years of owning Banner Pest Services, I’ve compiled some steps to keep your apartment pest-free.

DO: KEEP A CLEAN HOME

One of the most effective ways to prevent pest infestations is to keep your home and building clean. Encourage tenants to wipe down counters, sweep floors, and take out the trash regularly. Pests are attracted to food, so food should be stored in airtight containers and spills and crumbs should be cleaned up immediately. Don’t forget to clean up around pet food and water bowls, as these can attract pests as well.

DON’T: LEAVE STANDING WATER

Standing water can be a breeding ground for pests like mosquitoes and flies. Make sure to fix any leaks in your building and fix clogged drains so there’s no sitting water in sinks or tubs. If you have plants in the building, be careful not to overwater them, as this can lead to standing water in the bottom of the pot, which can attract those unwanted pests.

DO: SEAL ENTRY POINTS

Pests can enter your building and units through even the tiniest cracks and crevices. Seal any gaps around doors and windows with weatherstripping or caulk. You can also use door sweeps to block gaps at the bottom of doors. Make sure to inspect units between tenancies for any new entry points that pests could use.

DON’T: USE DIY PEST CONTROL METHODS

While DIY pest control methods may seem like a cost-effective solution, they can actually do more harm than good. Many DIY methods are not effective at eliminating pests and can even be dangerous to humans and pets. Instead, hire a professional pest control company to take care of any infestations. Pest control professionals have the experience and knowledge to safely and effectively eliminate pests from your building.

DO: ENCOURAGE COMMUNICATION

Make sure that your tenants know they shouldn’t hesitate to contact you if they notice pests in their apartment. You have a responsibility to provide a safe and habitable living environment for your tenants. If a tenant tells you about a potential infestation, arrange for a professional pest control company to take care of the problem. Make sure to keep communication open with your tenants to ensure that any pest problems are addressed promptly.

DON’T: IGNORE PEST PROBLEMS

Ignoring pest problems will only make them worse. Pests can reproduce quickly, and infestations can spread across multiple units in your building. If you notice any signs of a pest infestation, such as droppings, chewed wires or furniture, or strange odors, take action immediately. The longer you wait, the more difficult and expensive it will be to eliminate the infestation.

[For more information on providing safe and habitable housing, check out the “Legal Q&A” in the April issue of this magazine: sfaa.org/Web/Magazine/2023/April-2023.]

Living in a San Francisco apartment can come with its fair share of pest problems. Remember: There are steps you can take to prevent infestations. By following these do’s and don’ts for pest control, you can keep your apartment pest-free and comfortable.

Brad Erekson is the president and owner of Banner Pest Services. He can be reached at 650-678-2300.

sfaa2023calendar

sfaa 2023

May

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TUESDAY, MAY 2

Guard Yourself from Predators, Creditors, Liens & Judgements

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WEDNESDAY, MAY 24

Termites 101 Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, MAY 18

Dealing with Difficult Residents Webinar

Zoom Webinar System

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

Members $45 Non Members $65

THURSDAY, MAY 25

ESA vs. Pets Webinar

Zoom Webinar System

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

Members $45 Non Members $65

June

MONDAY, JUNE 5

Board of Directors Mtg.

11:30 a.m.

WEDNESDAY, JUNE 14

Keeping Property in the Family for Multiple Generations

Zoom Webinar System

1:00 p.m. to 2:30 p.m.

Members $45 Non Members $65

WEDNESDAY, JUNE 21

Getting the Most Out of Your Technically with Intellirent

Zoom Webinar System

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

FREE for members only

THURSDAY, MAY 18

In Person Landlord Expo

An afternoon of landlord education. Fort Mason Center, Gallery 308

12:00 p.m. to 4:00 p.m. FREE

FRIDAY, JUNE 23

2022 & Early 2023 Legislative and Judicial Recap

Zoom Webinar System

2:00 p.m. to 3:00 p.m.

Legal Fund Donation Suggested

SFAA office will be closed Monday, May 29th in observance of Memorial Day.

SAN FRANCISCO’S RENT BOARD FEE $29.50

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

ALLOWABLE

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

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

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

CONTACT INTELLIRENT FOR

MORE INFORMATION:

415-849-4400

CAPITAL IMPROVEMENTS

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

INTEREST ON DEPOSITS

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

ALLOWABLE RENT INCREASES 2023 - 2024:

3.6%

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

2007-2008 $13.00

2006-2007 $11.00

2005-2006 $10.00

2004-2005 $11.00

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY

Lisa Jackson 415-244-1339

lisajackson@firstam.com

LAWYERS EQUITY EXCHANGE

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

SEQUENT

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

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP

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

ALARM COMPANY

AEC ALARMS

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

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS

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

Q ARCHITECTURE

FRIED, WILLIAMS & GRICE CONNOR

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

French, Spanish and Portuguese

HERZIG & BERLESE

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

ILENE M. HOCHSTEIN, ATTORNEY AT LAW

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

KAUFMAN, DOLOWICH, VOLUCK

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

LAW OFFICES OF KOSTER & LEADBETTER, LLP

Denise Leadbetter 415-713-8680 denise@kosterleadbetterlaw.com www.kosterleadbetterlaw.com

LAW OFFICE OF MICHAEL HEATH

Michael Heath 415-931-4207

Mheath_law@sbcglobal.net Mandarin

LAW OFFICE OF EDWARD KAIGH, PC

Edward Kaigh 917-406-6063 edward@kaighlaw.com

LAW OFFICES OF SCOTT T. OKAMOTO

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

WASSERMAN

Dave Wasserman 415-567-9600

Dave@wassermanoffices.com

www.davewassermansf.com

WIEGEL LAW GROUP

Andrew J. Wiegel 415-552-8230

www.wiegellawgroup.com

ZACKS, FREEDMAN & PATTERSON, P.C.

Andrew M. Zacks 415-956-8100

www.zfplaw.com

ZANGHI TORRES ARSHAWSKY, LLP

John P. Zanghi 415-977-0444

www.zatlaw.com

BEDBUG DETECTION

CROWN & SHIELD PEST SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551

www.crownandshieldpestsolutions.com

PREMIER CANINE DETECTION

Jordan Garcia 415-612-6645 www.premiercaninedectection.com

COMMERCIAL/RETAIL

LEASING SERVICES

BLATTEIS REALTY CO.

David Blatteis 415-981-2844

www.sfretail.net

Dawn Ma

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

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

ATTORNEYS

BARTH CALDERON, LLP

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

All languages welcome

BORNSTEIN LAW

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

CHONG LAW

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

DOWLING & MARQUEZ, LLP

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

Spanish

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

Spanish, Korean, Cantonese and Mandarin

KIMBALL, TIREY & ST. JOHN LLP

Kelli Dodson 800-525-1690

kelli.dodson@kts-law.com www.kts-law.com

LAW OFFICE OF JULIANA E. PISANI

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

Italian

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

MASTROMONACO REAL PROPERTY LAW GROUP

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

NIVEN & SMITH

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

REUBEN, JUNIUS & ROSE, LLP

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

SHEPPARD-UZIEL LAW FIRM

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

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

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

Mandarin, Cantonese & Spanish

CONSTRUCTION

PODS

Chad Schutt 310-270-5127 cschutt@pods.com

CONSULTANTS: PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS

DECK & BALCONY INSPECTIONS, INC.

Dan Cronk 916-548-6943 dan@deckandbalconyinspections.com

CORPORATE RENTALS

AMSI

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

CREDIT REPORTING

INTELLIRENT

Cassandra Joachim 415-849-4400

www.myintellirent.com

DRAIN SERVICES

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

selina.p@pribuss.com www.pribuss.com

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com

ENERGY SERVICES

ARMADA POWER

HARDWARE

LUXER ONE

Josh Grosser 415-215-4670 joshg@luxerone.com

HUMAN RESOURCES

INTERSOLTUTIONS, LLC

jhong@intersolutions.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

David Myers

614-918-7493 dmyers@armadapower.com

ENVIRONMENTAL CONSULTING

P.W. STEPHENS ENVIRONMENTAL

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

FACADE INSPECTIONS

BORNE CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ESCAPE ARTISTS

Ben Maxon 415-279-6113 www.sfescapeartists.com

GREAT ESCAPE SERVICES

Terry Walsh 415-566-1479 www.greatescapeservice.com

FIRE PROTECTION CONTRACTORS

AEC ALARMS

628-208-0188 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

PRIBUSS ENGINEERING, INC.

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

FLOORING

DECK & BALCONY INSPECTIONS, INC

Dan Cronk 916-548-6943 dan@deckandbalconyinspections.com

GARBAGE COLLECTION SERVICES

RECOLOGY GOLDEN GATE RECYCLING

Minna Tao 415-575-2423 recologysf.com

RECOLOGY SUNSET SCAVENGER

Dan Negron 415-330-2911 recologysf.com

VALET LIVING

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

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES

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

BARBARY INSURANCE BROKERAGE

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

COMMERCIAL COVERAGE

INSURANCE AGENCY

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

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972

David.gordon@gordoninsurance.com

USI INSURANCE

Sarmad Naqvi 510-590-0635 sarmad.naqvi@usi.com www.usi.com

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY

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

LENDING / FINANCIAL SERVICES

FIRST FOUNDATION BANK

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

LENDING / FULL SERVICE BANKS

LUTHER BURBANK SAVINGS

Gabriel Basso 510-601-2400 www.lutherburbanksavings.com

LENDING / INSTITUTIONS

CHASE COMMERCIAL TERM LENDING

Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

GREENTREE MAINTENANCE

Yvonne Figueroa 415-854-9495

Figueroa@veritasinv.com

MAVEN MAINTENANCE, INC.

Craig Lipton 415-829-2207

www.mavenmaintenance.com

OGREENA

Christopher Sheilds 510-899-0238

jenniferbenassi@ogreena.com

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

PAINTING CONTRACTORS

KRUITPAINTING, INC.

Pieter Kruit 415-254-7818

www.kruitpainting.com

PAC WEST PAINTING INC.

Brian Beaulieu 415-457-0724

www.pacwestpaintinginc.com

PETERS PAINTING SERVICES

Peter Pantazelos 415-647-4722 www.peterspainting.com

TARA PRO PAINTING INC.

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

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

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

BANNER PEST SERVICES

Brad Erekson 650-678-2300 brad@bannerpc.com www.bannerpc.com

CROWN & SHIELD PEST SOLUTIONS-PREMIER

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

PLUMBING & HEATING

C.R. REICHEL ENGINEERING CO. INC.

Tim Lordier 415-431-7100 www.crreichel.com

PRIBUSS ENGINEERING, INC.

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

R & L PLUMBING

Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com

URGENT ROOTER AND PLUMBING INC.

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

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

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

PROPERTY MANAGEMENT

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

Timothy Cannon 415-841-2105

tim@sanfranrealestate.com www.abacuspropertymanagement.com

ADVENT PROPERTIES, INC.

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

ALEXANDERSON PROPERTIES

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

AMORE REAL ESTATE, INC

Jerry Hsieh 415-567-4800 www.amoresf.com

ANCHOR REALTY

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

ARTAL PROPERTIES

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

BARBAGELATA REAL ESTATE COMPANY

Paul Barbagelata paulb@realestatesf.com

BAY PROPERTY GROUP

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

BAYVIEW PROPERTY MANAGERS

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

BEAM PROPERTIES, INC.

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

BLVD RESIDENTIAL

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

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK

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

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

DEWOLF REALTY CO. INC.

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

Property Management Members

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

ADVENT PROPERTIES, INC.

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

AMSI

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

CECCHINI REALTY CO.

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

CITYWIDE PROPERTY MANAGEMENT

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

DEWOLF

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

GAETANI REAL ESTATE

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

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

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO PROPERTY MANAGEMENT

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

LINGSCH REALTY

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

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

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

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329 PROPERTY MANAGEMENT SYSTEMS

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

REAL MANAGEMENT COMPANY

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

S&L REALTY

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 vertexsf.com

WEST & PRASZKER REALTORS

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

WEST COAST PROPERTY MANAGEMENT

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

VESTA ASSET MANAGEMENT

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

EBALDC Felicia Scruggs 510-287-5353

FScruggs@ebaldc.org

GAETANI REAL ESTATE

Paul Gaetani 415-668-1202

www.gaetanirealestate.com

GEORGE GOODWIN REALTY, INC.

Chris Galassi 415-681-1265

www.goodwin-realty.com

GREENTREE PROPERTY MANAGEMENT

Scott Moore 415-828-8757

www.greentreepmco.com

GM GREEN REAL ESTATE INC.

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

GORDON CLIFFORD PROPERTIES, INC.

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

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

LEGACY PTLA LLC

Brent Mustin 510-352-6310

LINGSCH REALTY

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

MERIDIAN MANAGEMENT GROUP

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

MLCSPACES, INC.

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

MYND MANAGEMENT, INC.

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

NEW GENERATION INVESTMENTS

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

OPEN WORLD PROPERTIES

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

PAUL LANGLEY COMPANY

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

PILLAR CAPITAL REAL ESTATE

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

PONTAR REAL ESTATE

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

PRIME METROPOLIS PROPERTIES, INC.

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

PROGRESSIVE PROPERTY GROUP

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

PROPERTY MANAGEMENT SYSTEMS

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

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY

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

ROCKAWAY RESIDENTIAL MANAGEMENT

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

ROCKWELL PROPERTIES

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

RNB PROPERTY MANAGEMENTGOLDEN GATE

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

SHAREVEST PROPERTY MANAGEMENT, LLC

Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com

SIGNATURE REALTY PROPERTY MANAGEMENT

Paul Montalvo 650-364-3167 paul@paulmontalvo.com

SIERRA PROPERTY PROFESSIONALS

Sonali Herrera sierrappinc@gmail.com

SKYLINE PMG, INC.

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

WEST COAST PROPERTY MANAGEMENT

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

WEST & PRASZKER REALTORS

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

VERTEX PROPERTIESS

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

VESTA ASSET MANAGEMENT

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

YMPG

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

PROPERTY MANAGEMENT

SOFTWARE

APPFOLIO

Mindy Sorenson 888-700-8299 mindy.sorenson@appfolio,com

DOOR LOOP

Maria Barbera 888-607-3667 mbarbera@doorlopp.com

PROPERTY ATLAS

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

YARDI

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

REAL ESTATE APPRAISALS

MARK WATTS COMMERCIAL APPRAISAL

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

REAL ESTATE BROKERS & AGENTS

BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES

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

BIG TREE PROPERTIES

Evan Matteo 415-305-4931 evan@bigtreeproperties.com

CHUCK & ASSOCIATES

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

COLDWELL BANKER COMMERCIAL NRT

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

COLLIERS INTERNATIONAL- JAMES DEVINCENTI

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

COLLIERS INTERNATIONAL

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

COMPASS

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

COMPASS COMMERCIAL BROKERAGE

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

COMPASS COMMERCIAL BROKERAGE

Chris J. Connor chris.oconnor@compass.com

COMPASS COMMERCIAL BROKERAGE

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

COMPASS COMMERCIAL BROKERAGE

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

COMPASS COMMERCIAL

Mirella Webb 415-640-4133 mirella.webb@compass.com

CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com

FERRIGNO REAL ESTATE

Chris Ferrigno 415-641-0661

www.ferrignorealestate.com

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen 415-810-6020

www.hrhrealestate.com

ICON REAL ESTATE INC.

Jason Quashnofsky 415-370-7077 jason@iconsf.com

KENNEY & EVEREST REAL ESTATE, INC.

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

KILBY STENKAMP-VANGUARD PROPERTIES

Kilby Stenkamp 415-370-7582

LESLIE BURNLEY

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

MARCUS & MILLICHAP

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

MAVEN PROPERTIES

Matthew Sheridan matt@mavenproperties.com

MORGAN REAL ESTATE ADVISORS, INC.

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

NHB REAL ESTATE INC.

Tanya Dzhibrailova 415-531-6779 tanya@nhbrealestate.com www.nbhrealestate.com

S&L REALTY

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

STEELE PROPERTIES

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

WEST & PRASZKER REALTORS

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

VANGUARD COMMERCIAL

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

VANGUARD PROPERTIES

Dimitris Drolapas 415-531-9659 dd@vanguardsf.com

REAL ESTATE INVESTMENTS

CITY REAL ESTATE

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

COMPASS COMMERCIAL BROKERAGE

Trigg Splenda 415-593-8616

KENNEY & EVEREST REAL ESTATE, INC.

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

sfaa sfaa 2023 membership application

REFINISHING / RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH

Jamie Munoz 415-673-4211

MiracleMethodSFO@gmail.com

www.miraclemethod.com/San-Francisco

RENT BOARD PETITIONS

PROPERTY MANAGEMENT SYSTEMS

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.

San Francisco Apartment Association

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

RENT RAISERS

Michelle Horneff-Cohen michelle@propertymanagementsystems.net

REAL MANAGEMENT COMPANY

Melinda Greene 415-230-8895 www.RMCsf.com

RENT BOARD PASSTHROUGHS

Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

RENTAL LISTING SERVICES

COSTAR

Aj Herlitz 844-459-1495 www.costargroup.com aherlitz@costar.com

HRH REAL ESTATE SERVICES CORPORATION

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

REALPAGE

Stacey Blackwell 972-820-3015 stacey.blackwell@realpage.com www.realpage.com

ZUMPER, INC.

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

RESIDENTIAL LEASING

GORDON CLIFFORD PROPERTIES, INC.

PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

HAMILTON FAMILY CENTER

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

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO ASSOCIATES

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

KENNEY AND EVEREST REAL ESTATE, INC.

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

LINGSCH REALTY

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

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

RENTALS IN S.F. Jackie Tom 415-409-3263 www.rentalsinsf.com

RENTSFNOW

Stephanie Versin sversin@veritasinv.com www.rentsfnow.com

STRUCTURE PROPERTIES

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

VERTEX PROPERTIES

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

ZUMPER, INC

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

ROOFING

AGUILERA CONSTRUCTION & ROOFING

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

SECURITY

KASTLE SYSTEMS

Michael Madisan 415-828-2157 mike.madisan@kastle.com

SECURITY DEPOSITS

THE GUARANTORS

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

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION

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

WEST COAST PREMIER CONSTRUCTION, INC.

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

STAFFING

BG MULTI-FAMILY

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

SUBMETERS

LIVABLE

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

TENANT PLACEMENT & LISTING

STRUCTURE PROPERTIES

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

WATER CONSERVATION SERVICE

SF PUBLIC UTILITIES COMMISSION

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

WATER DAMAGE SERVICE

FIRE AND WATER DAMAGE RECOVERY

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

RESTORATION MANAGEMENT, CO.

Eric Shelton 510-815-0954 eric.shelton@rmc.com www.rmc.com

Lease Enforcement sfaa’s

Have questions about enforcing certain clauses in your residential tenancy agreement? Not sure what notices need to be filled out? When do I fill out a Notice to Perform Conditions and Quit? Take a quick break and attend out our Lease Review class.

Presenter: Michelle Horneff-Cohen of Property Management Systems.

DATE & TIME: Thursday May 11, 2023

10:00am – 11:00am

COST

Members: $45 Nonmembers: $65

FOR MORE INFORMATION: Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org

WEBINAR

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

Back by popular demand! SFAA’s popular twopart Landlord 101 class provides property owners and managers with the latest best practices around beginning and ending tenancy. This class counts toward CCRM continued education.

PART I: BEGINNING THE TENANCY

• Tenant selection

• Application process

• Signing the Lease

• Security deposits

• Move-in inspection

• Rent Collection

• Enforcement of Lease terms

• Notices

• Annual rent increases

• Interest payments on security deposits

• Tenant Relations

INSTRUCTORS: Clifford Fried of Fried, Williams & Grice Conner, LLP and Edward C. Singer, Jr., Law Offices of Edward Singer

DATE: Thursday, May 11

TIME: 10:00am – 11:00am

WEBINAR:

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

COSTS: $45 (Members) $65 (Non-members)

FOR MORE INFORMATION: Contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org

landlord 101 sfaa’s Part I Webinar

S a n F r a n c i s c o A p a r t m e n t A s s o c i a t i o n

Landlord Expo

M u l t i - F a m i l y H o u s i n g E x t r a v a g a n z a

R e n t a l H o u s i n g E x p o : C l a s s e s , C o m m u n i t y & H a p p y H o u r

M a y 1 8 , 2 0 2 3

12 pm - 4 pm

F o r t M a s o n C e n t e r - G a l l e r y 3 0 8

T h e F i r s t A n n u a l L a n d l o r d E x p o w i l l o f f e r a t t e n d e e s a c h a n c e

t o e n g a g e w i t h c i t y a g e n c i e s , i n d u s t r y e x p e r t s , a n d f e l l o w

r e n t a l p r o p e r t y o w n e r s t h r o u g h a p a c k e d s c h e d u l e o f

f r e e c l a s s e s a n d Q & A p a n e l s .

P a r t i c i p a t i n g I n d u s t r y P a r t

member directory. For more information on the legislation and FAQs, visit sf-fire. org/308-sleeping-area-fire-alarm-requirements

SFAA Updates

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

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

Check Out What’s New at SFAA!

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

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

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

2. SF Apartment Magazine is Now Available Digitally!

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

Interested in advertising?

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

2023 Spring CCRM Webinar Series Schedule &

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

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

Local Association ID Number:

Information: o Credit Card o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Exp. Date Signature: Name printed:

Cancellation Policy: Cancellations must be made 72 hours in advance for a refund SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!!

*Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live 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)

OUR MEMBERS

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT)

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

NERT is a free training program for individuals, neighborhood groups, and community-based organizations in San Francisco. Individuals learn the basics of personal preparedness and prevention. Participants learn hands-on disaster skills that will help them as members of an emergency response team and/or as a leader directing untrained volunteers during an emergency, allowing them to act independently or as an adjunct to City emergency services.

Enrollment is easy! Want to host a NERT training in your San Francisco building or neighborhood? Classes will be scheduled based on program need and location. To request a class, you must have thirty sign-ups and an ADA compliant space able to accommodate at least eighty people.

Neighborhood Emergency Response Team (NERT)

(415) 970-2022

SFFDNERT@sfgov.org

NERT Class Sign-Up Hotline

(415) 970-2024

What You Need to Know

sfaa sfaa 2023

Thursday, May 18, 2023 12:00 – 4:00 pm Fort Mason, Gallery 308 5 Marina Blvd., San Francisco

Free and open to the public. Tell your friends!

SAVE THE DATE

Trophy Awards Show

October 26th, 2023 St. Regis Ballroom

Get ready to Sponsor and Nominate!

SF TENANCY AGREEMENT

A strong lease agreement can be a property owner’s best friend, and our 27-page Residential Tenancy Agreement is available to help protect you and your rental property while also complying with local, state, and federal requirements.

return to dominance. I hope it means better rents and better values for sellers of apartment buildings.

Green Shoots for Investors

As we move into the spring, we are beginning to see some “green shoots” of hope emerge in our dark market for multifamily investing. I’ve been meeting with apartment investors who invest in areas around the country to get a sense of what they are seeing and where they see opportunity in this tricky market.

Some hot geographic markets benefit from the Federal Chips Act and the Federal Electric Car push. Boise, Idaho, is benefiting from a Micron chip plant. Seattle, Washington, seems to have a diversified job market while there is limited rent control. Nashville was hot but has become a bit overheated. Texas and Arizona were desirable markets during the pandemic, but it’s uncertain if they can sustain that growth. During the last downturn, Texas and Arizona were markets that rose fast and dipped even faster. Locally, investors seem to be running from the Fairfax, California, market after rent control was adopted by the city government in November 2022—without the vote of its citizens.

The office building market is wounded, but it’s coming back. We are seeing more workers returning to the offices in downtown San Francisco with an incremental increase each month, despite tech layoffs. In my discussions with investors across the country, the overwhelming opinion is that young fresh-out-of-college workers need to be in an office because the Zoom-tutored apprentice is not as strong as the one being mentored in person. Plus, working remotely is not the greatest place for the young to meet mates, partners, and friends. The office community provides these important skills and social opportunities.

The issue of crime in San Francisco is starting to come to the forefront of the political debate as well. While the police

were the target of the “defund the police” dialogue before the pandemic, San Franciscans are getting fed up with open drug dealing and rampant crime. Efforts to replace the police with recently released prisoners working for Urban Alchemy are facing a new dialogue about what the citizens of San Francisco want. In this battle, we seem to be seeing a swing toward more police funding.

Despite the interest rate rise, crime crisis, and slow return to work, I am hopeful that San Francisco will still be an attractive place to live, that rents will rise for multifamily buildings, and that sales volume and prices will rebound.

Green Shoots for the Rental Market

The rental market started coming back from the pandemic in 2022 with higher lease rates, and though it dipped briefly in early 2023 after the layoffs, it appears to be gaining slightly again.

During the market discussion at SFAA’s March 2023 meeting, we learned that properties in the north of the city (north of California Street) appear to have the highest demand and rental rates. The top five things renters want that have emerged from the pandemic are: (1) a secure system for packages, (2) parking, (3) an in-unit washer and dryer, (4) a dishwasher, and (5) outdoor space.

Most owners are starting to use the Ratio Utility Billing System (RUBS) for the skyrocketing water bills in their new leases. This means if owners get some reimbursement from new tenants for their increased water use, then the increased expense for in-unit washers and dishwashers is close to offset by the increased water bill for the building for these amenities.

All we can hope now is that these positive signs do not get crushed by the United States being dragged into a war with Russia or China. If things remain calm, we should see a brighter future for our beloved city by the sea in 2024.

Senior Broker Associate Terrence Jones of the Jones Team can be reached at 415-786-2216 or Terrence@TerrenceJonesSF.com.

SFAA Needs You.

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

*SFAA

sfaa rental forms

is not the strongest of the species that survives , nor the most

is the one most adaptable to change”

TO MOST PEOPLE, THIS IS JUST A TYPICAL MIDCENTURY MODERN

TO YOU, IT’S YOUR THREE KIDS’ COLLEGE EDUCATION.

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