SF Apartment May 2024

SF APARTMENT

Russian Hill

Tenderloin D Hayes Valley

Haight DoloresAshburyHeights

Client Testimonial: Jay Greenberg set a standard that represents the highest level in the industry.

“Real Estate represents motivations that are deep and powerful. The Realtors we choose have important consequences. Having worked in SF Real Estate for 30 years, I encountered many realtors. Of all the realtors I met, Jay Greenberg set the gold standard. Rarely can we trust a man’s word in professional situations, and with Jay we can do just that. Whether you are a buyer or seller, whether you’re in this profession for one transaction or many, my experience is you will find no one better than Jay Greenberg.”

- Seller (21 Units) Hayes Valley

magazine

SF APARTMENT

San Francisco Apartment Association Office

265 Ivy Street

San Francisco, CA 94102

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

Email memberquestions@sfaa.org Web www.sfaa.org

SFAA Staff

Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers

President J.J. Panzer

Vice President Robert Link

Treasurer Chris Bricker

SFAA Directors

Eric Andresen, Oz Erickson, Craig Greenwood, Neveo Mosser, Bert Polacci, James Sangiacomo, Kent Mar, Dave Wasserman, Paul Gaetani

VOLUME XXXV, NUMBER 5 MAY 2024

Published by

San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Stephanie Alonzo

Tel 415-255-2288

Web www.sfaa.org

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

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

Street Beat

San Francisco’s new safety measures leading to big crime reduction.

Mayor’s Update on Prop E

As San Francisco readies new Prop E public safety measures to improve neighborhood safety, coordinated law enforcement e orts between local, state, and federal agencies contribute to 32% drop in property crime and % drop in violent crime in rst three months of 2024.

In the rst uarter anuary to March 31) of 2024, property crime was down 32% and violent crime was down 14% compared to the rst uarter of 2023. This builds on major improvements seen in 2023, when the City saw decade-low crime rates, except for 2020 during the pandemic shutdown.

These e orts re ect the wor of local law enforcement, including the San Francisco Police Department SFPD) and the San Francisco Sheri s Ofce, alongside their state and federal partners at the California Highway Patrol, California National Guard, and the Drug Enforcement Agency.

The San Francisco District Attorney and U.S. Attorney s O ce continue to aggressively prosecute cases, including drug crimes.

In March, San Francisco voters approved Proposition E, which gives police o cers access to twenty- rst century technology and tools to do their jobs, changes rules to get more o cers out on the street and pursue criminals and prevents the City s Police Commission from prioritizing ideology before community safety. The Board of Supervisors o cially voted to certify the election. The measure o cially went into e ect on April 12.

With the implementation of Prop E, the deployment of new public safety tools li e Automated License Plate Readers, and the growing ran s in the Police Academy, the City will have expanded access to technology and more o cers on the streets to ma e San Francisco safer as the year goes forward.

The rst uarter 2024 reductions in crime are broad-based. In comparison to the same time period in 2023:

Property Crime Reductions:

•Car brea -ins down 1%

•Burglary down 17%

•Motor vehicle theft down 10%

•Arson down 10%

•Larceny theft non-car brea -ins) down 18%

Violent Crime Reductions:

•Homicide down 27%

•Rape down 29%

•Robbery down 18%

•Assault down 8%

•Gun violence down 38%

Prop E gives SFPD the ability to deploy new technology tools to prevent, investigate, and solve crimes. SFPD s initial deployment of new technologies under Prop E will include the use of drones, followed by a plan to expand publicly owned camera use. These processes are underway, and SFPD is wor ing to get these technologies in service as uic ly as possible.

Prop E changes overly restrictive rules to support the wor of police o cers so they can be be more e ective in how they do their jobs. These changes will be made once SFPD has issued the Departmental General Orders DGOs), which provide

Natatalie Meyeers Rebecca Stack

o cers with the guidance to understand and apply new rules. SFPD has already been wor ing on revisions to bring the named DGOs in Proposition E into compliance with the voter-passed measure and will be moving them forward soon. In addition, the Department is also undergoing review of all existing DGOs to identify other opportunities for more e ciency that will reduce administrative time and get below the threshold where only 20% of o cer time is spent on administrative duties.

New Application Fees Bill

The California Assembly udiciary Committee approved a bill in April that proposes new regulations on how landlords manage security deposits, while also aiming to implement new limits on tenant screening fees. The bill now advances to the Assembly oor after the author agreed to ma e some ey amendments.

As it stands, AB 278 by Assemblymember Lori D. Wilson D-Suisun City), would cap rental application fees at 0. This cap represents a substantial shift from the current law, which adjusts the maximum fees according to the Consumer Price Index CPI). This proposed cap is a signi cant departure from the 1996 law, sponsored by the California Apartment Association, which initially set screening fees at $30 and included provisions for CPI adjustments.

In addition, the bill stipulates that these application fees must be fully refundable to applicants who are not selected by landlords. Also, under the current version of AB 278 , landlords would be mandated to place these security deposits into dedicated, interestbearing accounts at state or federally regulated nancial institutions within thirty days of receipt, and to return any accrued interest to the tenant upon tenancy termination.

Embert P. Madison r., a sta attorney for CAA, testi ed against the bill, emphasizing the need to protect property owners from undue nancial burdens

and to ensure the continued availability of rental housing in the state. He pointed out that a response to legislative mandates li e this would be increased rents.

Madison addressed the bill s mandate for refunding application fees to applicants who are not accepted for tenancy. Regarding the current system for setting maximum fees, Madison argued, “The cap being pegged to CPI is sensible, as costs increase over time. Landlords cannot pro t from screening fees the existing law only allows them to recoup the costs associated with processing these applications.”

The above content was written by Mike Nemeth, CAA marketing and communications director.

Join the San Francisco Civil Grand Jury

San Francisco Superior Court is seeing volunteers for the Civil Grad ury. The Civil Grand ury is the watchdog for the City and County of San Francisco. The Civil Grand ury investigates the operations of City government, including o cials, departments, and agencies. Each year, the Civil Grand ury reports its ndings, and these reports are heard before the Board of Supervisors.

Civil Grand ury members serve for one year, from uly 1 through une 30 the following year.

Eligibility re uirements:

•Eighteen years of age or older and a United States citizen

•San Francisco resident for at least the past twelve months

•Ability to commit time consistently throughout the term

•Desire to wor together with other committed San Franciscans

This is your chance to help ma e our local government more e cient. For more information, visit sf.gov/ apply-join-civil-grand-jury

May Deadline of Note

San Francisco Business Registration Fee: Everyone doing business in San Francisco must have a current business registration. Renew annually by May 31. You can renew online at etaxstatement.sfgov.org/ RG2024/

SFAA s o ce is open Monday through Friday. Members are welcome to come into the o ce to pic up rental forms or for counseling services between the hours of 10:00 a.m. and :00 p.m. Please call the SFAA o ce to con rm your lease order and ma e an appointment for counseling whenever possible.

All SFAA sta members are available to assist you every day of the wee Rental forms can be accessed online at sfaa.org. The best way to have your uestions answered is by calling the o ce at 41 -2 -2288 and, if needed, selecting a sta member s extension. uestions can also be submitted via email to MemberQuestions@sfaa.org

And just a friendly reminder: timely payment of membership dues is the best way to help the association help you. 415.580.9095

MIKE STACK

Keys to Collaboration

written by SHELLY SUTHERLAND & DEAN ENGLE

Consider an unconventional yet promising buyer: building residents.

In San Francisco, the relationship between landlords and tenants has often been characterized as adversarial, fueled by factors such as rent control, activism from both tenant and landlord groups, and negative media coverage. This narrative paints landlords as greedy and pro t-driven, and tenants as vulnerable victims. Compounding this situation are stringent rental restrictions, which have caused landlords to tread cautiously in their communications with tenants, fearing potential legal repercussions. These factors have only further escalated tensions between the two groups.

Media outlets also consistently highlight the seemingly insurmountable challenges of homeownership due to exorbitant property prices. However, hidden within our mar et are affordable opportunities that rst-time homebuyers may be unaware of. One such hidden gem can be found in multi-unit buildings, representing the most cost-e ective asset class when evaluated per s uare foot.

If you ve hesitated to sell due to recent low mar et prices or faced di culties selling your property, consider directing your attention to an unconventional yet promising buyer: your tenants.

The economics of a landlord selling a building to the tenants rather than an investor ma es nancial sense. Consider the below building, which sold last year, as an example:

A ve-unit building in Cole Valley was sold in October 2023 to a tenants-incommon TIC) group of four buyers comprising three long-term tenants and a local third-party investor. The rents were below mar et at $12,000 per month since three of the ve units had long-term tenants. With gross rent multipliers GRMs) averaging under thirteen in San Francisco at the time of sale), this building should price at no more than $1,872,000—instead, the building sold for just over $2,000,000.

Let s loo at the deal components: a) the seller, b) the buyers, and c) the transaction itself.

A. The Seller

The seller s concerns with this transaction were two-fold: a) she wanted to ensure professional interaction with her building s residents proposed buyers of her building, and b) she wanted a speedy closing. She was especially worried about the latter, given the extra moving parts of selling to a consortium of four buyers in a TIC.

The most common TIC transaction in San Francisco is a value-add play, in which a developer buys a multifamily building, refurbishes the units, then creates and registers a TIC Agreement TICA) with the California Department of Real Estate CA DRE) and sells the individual units to multiple end-buyers simultaneously. The multi-unit building is purchased at typical GRMs or cap rates. The sale of the TIC is based on the price per s uare foot.

The Cole Valley seller used a littlenown third TIC option. She sold her building directly to TIC buyers without refurbishing the building and without registering a TIC Agreement herself. This came with a few bene ts.

First, she didn t have to do a site survey, budget plan, or TIC Agreement, all re uired for a building to become a TIC incidentally, these cost around $30,000). Instead, she let her buyers ta e on those jobs. The seller didn t have additional expenses, which can be hefty. This escrow closed in sixty days.

Let s dissect to nd the value of this transaction.

Because the seller sold to her tenants, she sold individually to each of them as owner-occupants in their own mini-condo association, or TIC association. This means that when she sold her building, she transformed the deal economics from a commercial building s to a TIC s. At the time of the sale, average GRMs were 12.12 according to Dan McGivern s table of multifamily economic variables), indicating that a $12,000 monthly gross rent would justify a building price of $1,74 ,280. This was Cole Valley, so that would generate a slight premium to the average—so the value could be 8% higher, or $1,884,902. At the same time, average prices per s uare foot for TICs in the condition of those in her building were around $600. This gave her 3,763-s uare-foot building an estimated value of around $2,2 7,800.

Finally, she sold to buyers with access to 7 % low-to-value, xedrate nancing.

This bene t can t be stressed enough. Financing terms drive sales prices, as we all now. The fact that her buyers her building s residents) had a 2 % down payment re uirement and low-rate, thirty-year xed loans available to them they were owner-occupants, after all) boosted what she could sell her building for.

B. The Buyers

Remember, the building sold for $2,2 7,800, even though the mar et value was approximately $1,884,902. If you as the buyers whether they thin they overpaid, they would categorically answer, “No!” In their eyes, they got a great deal.

Why? Based on comparable properties on a per-s uare-foot basis) for the TIC unit they were both living in and in the process of purchasing, their individual appraisals came in at $793 to $1,079 per s uare foot.

The residents and the investor bought their units for $ 38 a s uare foot—a nice discount o the above-appraised values, and below the $700 to $900 s uare feet that TICs are currently going for.

Each of the buyers except the investor) was able to ualify for owner-occupied, thirty-year xed-rate nancing with a 20% down payment. There was no jointand-severally-liable clause in any of the deeds of trust, and each borrower ualied separately with a local ban for each of their loans. All nancing contingencies were removed, and escrow closed in exactly sixty days from contract.

The added bonus for both the buyers and the seller is that the tenants became the buyers. They were able to meet each other in person during the Community Opportunity to Purchase Act COPA) period, which gave them extra time to coordinate and initiate discussions with the lender.

C. The Transaction

It s worth loo ing into this transaction in detail to better understand the moving parts in a TIC Conversion-Purchase deal. Because this was a ve-unit building, it

fell within a particular category of building re uiring that California s Department of Real Estate to actually register as a TIC. That re uired the buyers to jump through a few extra hoops compared to a building with four or fewer units.

Also, we should note a ey re uirement to getting a deal li e this done: at least 0% of the tenants must participate in the TIC, so we needed at least three current tenants to buy into the TIC. We had four. The buyers created what s called a TIC Agreement or TICA, which had the three components mentioned above: a) a site survey that maps out and delineates each individual apartment unit, along with any shared or common space b) a homeowners annual budget that ta es into account forecast capital improvements and is robust enough to receive California Department of Real Estate approval, and nally c) the actual TIC Agreement, which was drafted by an attorney familiar with the TIC conversion process. Only the TIC Agreement and the site survey had to be completed by close-of-escrow.

Another hoop the buyers had to jump through was that each had to ualify for a mortgage individually—meaning there were ve escrows for a single sale transaction. Fortunately, the loan process was managed beautifully for each buyer without any last-minute documentation surprises or delays.

Since there were ve escrows, closing costs were higher than average however, per buyer, they were actually no higher than an average TIC or condo transaction. And none of the extra closing costs owed through to the seller.

For the buyers, the most complicated aspect of the transaction outside of securing individual loans was agreeing to a uni ed building management agreement—the TIC Agreement. This had to be drafted together within the escrow period. The one investor in the transaction too the lead to coordinate the terms and conditions of the TICA with the attorney to ensure that closing too place on time.

The realtors understood the intricacies of landlord-tenant dynamics and of TIC re uirements, which ensured a smooth outcome for the time-sensitive seller.

Conclusion

Having realtors who specialize in this innovative selling model can alleviate concerns and encourage landlords to consider engaging with their tenants for a property transfer. Because this transaction essentially turns existing tenants into rst-time homebuyers, it can also be useful to include an investor to lead the TIC creation process to ensure that closing timelines are met. Ultimately, adopting this approach proves to be a win-win situation for everyone involved in reshaping the conventional landlord-tenant relationship into a collaborative and mutually bene cial sales transaction.

Shelly Sutherland can be reached at shelly@kindredsfhomes. com, and Dean Engle can be reached at dengle@parktreeinvestments.com.

UDU Blues

written by ANDREW R. CATTERALL

regulations: rent control, permits, and legal strategies, explained.

Under current law, San Francisco homeowners whose property includes an Unauthorized Dwelling Unit UDU) have, have few good options. A UDU is de ned in San Francisco Planning Code Section 317 b) 13) as one or more rooms within a building that have been used, without the bene t of a permit, as a separate and distinct living or sleeping space independent from other Residential Units on the property. Any property owner with a UDU should ma e themselves aware of the host of rules regarding these units and have a strategy for navigating the mine eld of potential issues.

Background on Unauthorized Dwelling Units (UDUs)

According to the Planning Code, the City has “no de nitive information on the number of dwelling units that have been added to existing residential buildings without the bene t of a permit, but uno cial estimates indicate that as many as thirty thousand to forty thousand such dwelling units exist as of 2013.”

Most UDUs are not unpermitted shac s on empty parcels. They re a product of San Francisco s uni ue history. A mid-century housing boom led to a rise in single-family homes with open and convertible) rst oor space. Often found in single-dwelling zoning districts, owners could build these out

for additional living space for themselves or the eponymous “in-law” for whom these spaces were eventually named for). They just couldn t have their own coo ing facilities and separate entrances, as this would exceed neighborhood density limits.

Given San Francisco s notorious permitting process, and its famous aversion to adding new housing, it is not surprising much of this wor was done without the City s permission. While homeowners once may have seen the bene t of having a renter in their homes, this landscape began to change when the City adopted rent and eviction controls in 1979.

Single-family homes are generally exempt from local rent controls under state law. However, while the City considers the extra units to be “illegal” for permitting purposes, the UDUs are counted as “units” for purposes of rent control. In other words, the City considers a single-family home with a UDU to be a multi-unit rental property that no longer enjoys the state law exemption to local rent control.

Until fairly recently, property owners had the option of removing a renter from a UDU by merging the UDU bac into the rest of the home. Pursuant to San Francisco Administrative Code Section 37.9 a) 10), a landlord who obtained the permits to remove an illegal unit could terminate the

occupants tenancies upon providing the renter with sixty-day notice and statutory relocation payments. This all changed, however, when San Francisco amended its Planning Code to re uire conditional use authorization for the removal of a UDU.

Now, when the Planning Department receives a permit application, City planners use a process to identify whether the applicant see s to remove a UDU, by loo ing at whether the applicant see s to remove certain features that allow the space to operate as a separate unit, including the removal of doors, a full bathroom, a itchen, a wet bar, or the addition of a staircase.

If the planner determines that the applicant is see ing to remove a UDU, the permit application will be routed to the Planning Commission, who will decide at a public hearing whether the merger shall go forward. Thus, what was once an over-the-counter permit is now subject to San Francisco s discretionary political process.

The intent of these new re uirements certainly seems designed to limit property owners ability to remove UDUs. However, in ma ing its decision on whether to allow the removal, the Planning Commission is re uired to weigh factors such as whether the cost to legalize instead is reasonable, whether legalizing the unit is nancially feasible, and whether doing so would amount to a nancial hardship for the homeowner.

While the City has made it more difcult to remove UDUs, they at the same time attempt to ma e it easier for

an owner to legalize them. The City has a process in which they allow owners to legalize one UDU per property, and in doing so, waive planning review fees and have the discretion to waive certain rear yard, par ing, open space, density, and light and air re uirements.

Despite the City s e orts to “incentivize” UDU legalization, it is still a bad outcome for many homeowners. The cost of legalization can be extremely expensive, and many homeowners simply do not want the extra unit in their home, regardless of whether it is being rented out or not. Moreover, when a UDU is occupied by a renter, the landlord is re uired to pay the renter relocation fees while the unit undergoes the expensive legalization process, and then is re uired to allow the renter to return when the wor is done—at at their previous rentcontrolled rent—which in many cases is far below mar et value.

Many property owners facing this predicament have no choice but to utilize the Ellis Act to restore what was once their single-family home. The Ellis Act is a State law that allows landlords to exit the rental mar et by removing all tenants from a property. However, while the Ellis Act will allow a single-family homeowner to remove non-family members from their homes, it may not prevent the City from forcing the homeowner to legalize the unit—even if that unit will just sit empty. This is still an open legal uestion: whether the City can re uire an owner to obtain the permits and perform the expensive wor of adding what is essentially an additional rental unit within their home, when the landlord has invo ed the Ellis Act to stop becoming a landlord.) However, a landlord who has Ellis Acted on their property may have an advantage if they wish to remove the UDU. Under Planning Code Section 317, conditional use authorization will not be re uired for removal of a UDU “if the Zoning Administrator has determined in writing that the unit cannot be legalized under any applicable provision of this Code.” Under Planning Code Section 207.3, the Department shall not approve an application

for legalization if any tenant has been evicted from the unit for no-fault evictions—which includes Ellis Act evictions. In other words, according to San Francisco s own rules, a UDU from which a renter was removed pursuant to the Ellis Act, would be ineligible for legalization.

Property owners in San Francisco should, under no circumstances, construct a UDU on their properties. Doing so violates San Francisco Building and Planning Codes and puts them at the mercy of a number of state and local laws.

If, li e many homeowners, you already have a UDU on your property, you should become educated about the rules regarding these units and develop a strategy for how to resolve the problem.

The content in this article is general in nature. Contact an attorney about your uni ue situation.

This article was originally written by Zacks & Freedman Attorney Andrew R. Catterall and reprinted with permission. Andrew can be reached at 415-956-8100.

Written by PAM MCELROY

RENTAL RENDEZVOUS

SFAA s second annual Landlord Expo was a day of education, in-person networ ing, and updates from the San Francisco Fire Department and the San Francisco Rent Board. Seasoned professionals and newcomers ali e too the opportunity to exchange experiences, stay abreast of changing regulations, and foster valuable relationships within the industry. As always, it was a day of new connections and reconnections, abuzz with positive energy. For photos of the event, turn to pages 0- 3.

Education was a cornerstone of the Landlord Expo, with attendees bene ting from diverse wor shops and presentations focused on property management s ills and education. These sessions covered a range of topics, including habitability issues, mediation, tenant screening, property management best practices, and of course, the November 2024 election. Experts led these sessions, providing invaluable insights and practical advice that attendees can directly apply to their own properties.

“We were pleased to see so many SFAA members at our Rental Housing Expo at Fort Mason Center. It was great to connect with old and new friends, while also learning a few ey property management tips from the broad range of educational programs o ered. The sponsors always seem to have new products and services that can enhance and streamline building operations,” said SFAA Director anan New.

Insights from SFAA’s Landlord Expo: networking, education, and updates for rental property owners.

The event ic ed o with a thorough update on maintenance, habitability, and repairs from SFAA Director of Government A airs Charley Goss in collaboration with the Department of Building Inspection. Charley covered everything from minor repairs vs. habitability issues, tenant responsibilities, overall best practices, and DBI s Code Enforcement Outreach Program.

Next up was Chelsea Kaplan and Scott Goering of the Bar Association of San Francisco, who spo e about the bene ts of con ict intervention services. They nd collaborative solutions for housing-related con icts in order to transform tenant-landlord relationships. Services are available seven days a wee in multiple languages. Call the helpline at 41 -782-8940 or email cis@sfbar.org

Cric et Miller of the Department of Homelessness & Supportive Housing shed light on San Francisco s rental assistance programs. She also tal ed about partnership opportunities, the process timeline for landlords, and how to sign up. She concluded with a &A session with attendees. She emphasized that homelessness is a problem for all and stressed the importance of healthy partnerships between the City, community-based organizations, and local landlords. For more information, visit the department s website: hsh.sfgov.org

The Landlord Expo also served as a platform for attendees to interact with representatives from the City and Rent Board. These interactions o ered valuable insights into the latest regulatory developments and compliance re uirements a ecting rental property owners in San Francisco.

Calder Storm, ennifer Mendoza, and Tomie Kato of the San Francisco Fire Department too the stage to delve into crucial re safety measures and protocols for rental properties. Their presentation covered topics such as re prevention strategies, re prevention legislation, and the importance of regular inspections and maintenance of re safety e uipment. Attendees gained a deeper understanding of their responsibilities as landlords in ensuring the safety of their tenants and properties, highlighting the indispensable role of collaboration between property owners and the Fire Department to uphold safety standards.

Catherine Xu of the San Francisco Rent Board detailed the Housing Inventory ordinance that went into e ect in 2022. Her helpful presentation covered the legislation details, who needs to report and what information they need to report, and penalties for not reporting. She also wal ed attendees through how to report through the Rent Board s Housing Inventory portal. If you are still unclear or missed the presentation, you can reach the Rent Board s Housing Inventory department at 41 -701-2311 or rentboard.inventory@sfgov.org

Last but not least, the event concluded with a Legal &A with David Semel and Alana Grice Conner Fried, Williams & Grice Conner), Ashley Klein Nixon Peabody), and ustin Goodman

Zac s & Freedman). Attendees received invaluable guidance for their uni ue situations from SFAA s trusted legal partners. Topics of discussion ranged from rent control and eviction procedures to a ordability issues and housing policy reform, re ecting the diverse interests and concerns of rental property owners in the city.

In addition to the wor shops and presentations, dozens of vendors were in attendance to showcase new products and services.

“It was great to meet the owners and managers involved in the value chain of apartment operations in person. The variety of vendors and services really opened my eyes to the complexity of operations and the need for great partners. The presentations were a valuable loo into pinch points that I had never considered for managers in this challenging economic environment,” said Alex Grant, president of Urban EV.

Attendees had ample opportunity to mingle with the many vendors present, each of whom were showcasing a diverse range of products and services tailored speci cally for rental property owners. From property management software providers to maintenance contractors and legal services rms, the Expo oor was buzzing with activity as attendees explored the various o erings available to enhance their rental property operations. Whether they were see ing innovative solutions to streamline management tas s, nding reliable contractors for property maintenance and repairs, or accessing legal resources to navigate complex regulations, Expo attendees had access to a wealth of resources under one roof.

The vendor showcase provided a valuable platform for attendees to interact directly with industry-leading companies and service providers, and gain rsthand insights into the latest trends and innovations shaping the rental property mar et. From engaging in product demonstrations and discussions with vendor representatives to networ ing with fellow attendees who shared similar needs and challenges, the Expo facilitated meaningful connections and collaborations between rental property owners and service providers. The vendor showcase o ered something for everyone, underscoring the Expo s role as a comprehensive resource for the rental property community.

Thank You!

We extend our gratitude to all the sponsors, presenters, and attendees who contributed to the success of the Landlord Expo. To our sponsors, than you for your commitment to empowering rental property owners and for your invaluable contributions that helped ma e the Expo a truly enriching experience. Your support not only enhanced the uality of the event but also underscored your dedication to advancing the interests of the rental housing community in San Francisco.

A special than you is also extended to our presenters, whose expertise and insights enriched the educational sessions and

wor shops, providing attendees with invaluable nowledge and practical strategies for success in property management

Lastly, to our attendees, than you for your enthusiastic participation, engaging discussions, and vibrant energy throughout the Expo. Your active involvement contributed to the vibrant atmosphere of collaboration and camaraderie that dened the event, rea rming the strength and unity of the rental property community in San Francisco.

We loo forward to continuing this journey together and to further empowering rental property owners in the years to come.

Upcoming Sponsorship Opportunities and Events

If you d li e to participate in the myriad of upcoming SFAA events, sponsorship opportunities are available for SFAA s monthly membership meetings and the much-anticipated annual Trophy Awards in October. These events serve as prime platforms for networ ing, recognition, and industry collaboration. For a calendar of upcoming events, turn to pages 40 and 6 or visit sfaa.org

Whether you re see ing to showcase your products and services, elevate brand visibility, or foster meaningful connections with industry professionals, we o er tailored sponsorship pac ages to meet your objectives. To explore sponsorship opportunities, reach out to SFAA Deputy Director Vanessa Khaleel, at vanessa@ sfaa.org. Your support plays a vital role in enabling us to deliver exceptional events and initiatives that empower and celebrate the rental property community in San Francisco.

Pam McElroy is the editor of SF Apartment Magazine.

MORE GOOD ONES!

Re-Thinking RENTALS

Written by DAISY HERNANDEZ

Innovative landlords are leveraging the power of social media platforms such as TikTok and Instagram to San Francisco rental market.

IN THE WAKE OF THE COVID-19 PANDEMIC, the landscape of apartment rentals in San Francisco has shifted dramatically, presenting challenges in nding uality tenants. Yet, amid this upheaval, a beacon of hope has emerged through the unli eliest of avenues: social media.

Innovative landlords are leveraging the power of social media platforms such as Ti To and Instagram to e ectively showcase their properties, reaching a wider audience and swiftly lling vacancies in the competitive San Francisco rental mar et. Research by Forbes suggests that properties listed on social media platforms receive 20% more in uiries than those listed solely on traditional rental websites.

The Story

The Apartment Plug was born in 2020, conceived as a part-time venture while I pursued a full-time MBA at the University of San Francisco. What initially began as a side hustle has blossomed into one of San Francisco s largest social media platforms, boasting 80,000 followers on Ti To alone.

Social media platforms li e Instagram and Ti To are modernizing the rental experience in San Francisco, bringing the leasing process up to date in an often anti uated industry.

According to a recent survey conducted by the National Apartment Association, over 60% of millennials in urban areas now turn to social media platforms for apartment hunting, a staggering increase of 40% from pre-pandemic levels. Additionally, data from the San Francisco Rental Housing Association reveals a notable uptic in rental in uiries originating from social media platforms, with a remar able 70% surge in in uiries reported over the past year alone.

Sure, any mar eter with a smartphone can use social media to expand their reach, getting vacant units much more exposure than posting an ad alone. But the most successful campaigns embody a persona that builds “ now, li e, and trust” with an audience. Seamlessly blending an entrepreneurial spirit with a nac for social media mar eting is essential. When done right, social media provides an additional mar eting platform, but it is also a tool to build a loyal following.

The growth of social media mar eting underscores the evolving nature of rental mar eting, with platforms li e Ti To and Instagram poised to become the new frontier for property listings.

In the ever-evolving landscape of rental mar ets, one thing remains certain: where there s innovation, there s opportunity. The future of apartment hunting in San Francisco loo s brighter than ever before. While traditional rental platforms persist, there s comfort in nowing we re on the brin of a new era of possibility—one Ti To video at a time.

Let s move on with some tips to get you started.

Social Media Marketing for Beginners

If you re new to social media mar eting, don t worry—I ve got you covered! Keep the below points in mind when getting started. If you just don t have the bandwidth, s ip down to the “Hire an Expert” section of this article.

Well-Maintained Building: While social media mar eting can wor wonders, it cannot wor miracles. The rst step in lling any vacancy—no matter how you plan on mar eting it—is to present a well-maintained, clean, and visually appealing building. This pertains to more than just the unit itself—it also applies to the common spaces, hallways, lobby, and the building exterior.

Potential tenants can tell from the start whether a landlord ta es pride in their building. Before ta ing mar eting pictures and videos or showing a unit, ma e sure all repairs have been made, the unit has been professionally cleaned, old light bulbs have been switched out, and the unit has been painted and updated.

High Quality Photos and Videos: Ta ing the time to provide high- uality visual content that better showcases properties can enhance the appeal of listings. Way too often we see blurry photos and videos on listings that turn potential tenants

away. This can be accomplished by hiring a professional photographer or by simply ta ing the content yourself with a little extra e ort. Using the . lter on your phone can be helpful in order to showcase the entire room. Ensure that photos and videos are recent and not recycled ones from years ago.

Lighting Is Everything: Next time you plan on ta ing photos and videos of your property plan accordingly and ensure you go when the unit has the best natural lighting. Prime times to shoot would be in the morning when it is most bright or during sunset. Go the extra mile and get some shots at both times of the day. Refrain from ta ing content on gloomy and rainy days. Window coverings should be completely open so that light enters the unit and the view can be completely visible.

Social Media Marketing for More Experienced Users

Utilize Several Online Platforms: Expand your reach by posting listings on multiple traditional online platforms while also using less-traditional sites including social media networ s li e Ti To , Instagram, and Faceboo Mar etplace. Diversifying your presence increases visibility and attracts a broader audience.

Consistency Is Key: My biggest advice for succeeding in social media mar eting is maintaining consistency. This includes consistently posting, consistently creating uality content, and staying consistent in your content style. If you post once a month it is not going to get you results. Personally, I post at least 20 times a month on my platforms. I don t expect everyone to create content at that level so setting up a realistic goal for yourself can be helpful. For example, you can ma e it a goal to consistently post two times a wee , for two months straight and then wor your way up from there. Posting uality content means ensuring that your photos and videos are clear, interesting to loo at, your voice or the music is audible and texts are visually appealing. Find a style of content that wor s for you

and continue to emulate that content. This doesn t mean replicating other s content, this should be uni ue and representative of yourself.

Create Compelling Listings: Craft engaging descriptions that highlight what ma es your building uni ue and showcases the bene ts of living in your property. It is helpful for renters to visualize themselves living in the unit if they are educated about the apartment, the building, and the neighborhood. This can be accomplished by sharing your favorite nearby neighborhood par s, community events and good eats.

Trends: Staying up to date with relevant events can be bene cial for your content. There s a trending song this wee ? Use it. Media outlets are running stories about an event that occurred in San Francisco? Spea about it in your content. There s a social media challenge? Participate in it and ma e it relevant to your platform.

Analyze Metrics: Utilize the data from your platform to understand what wor s and what does not wor . Data can include views, follower growth rate, leasing conversions, and the amount of messages or interest you received. If your engagement is low every time you post in the morning, then experiment with posting at night. If your follower growth rate is less than the previous month, understand what you did di erently and then go bac to what wor s best.

Hire an Expert

Social Media mar eting is challenging and intimidating which is why it is encouraged to outsource help from the s illed professionals. Hiring an expert can bring a lot to the table and the return on investment can be extremely impactful toward individuals and their business.

Social Media mar eters are already well versed on the di erent social media platforms, how their algorithms wor and what the best strategies are to leverage each individual site. They are constantly

THE FACTS

• A study by the Real Estate Marketing Institute found that listings with professionally shot photos garner 30% more interest from prospective tenants compared to those with amateur visuals.

• Research by the National Association of Realtors indicates that listings with video tours receive 400% more inquiries than those without.

• Studies show that listings with descriptive narratives receive 45% more inquiries than those with bland descriptions.

• Data from the Real Estate Analytics Firm indicates that properties listed on multiple platforms witness a 50% increase in inquiries compared to those listed on a single platform.

• Research by Forbes suggests that properties listed on social media platforms receive 20% more inquiries than those listed solely on traditional rental websites.

coming up with new strategies and content ideas that will align with the mareting goals.

Content creation is a s ill that re uires creativity and con dence that doesn t come naturally to everyone. Generating content includes lming, editing, writing relevant and captivating captions while also engaging with the audience which can be extremely time consuming. Hiring an expert can save you multiple hours a wee .

The Wrap-Up

By implementing these tips and leveraging the power of social media mar eting, you can revolutionize apartment rentals in San Francisco and stay ahead in the competitive real estate mar et.

Daisy Hernandez can be contacted via email: Apartmentplugsf@gmail.com, Tik Tok: @TheapartmentplugSF, or Instagram: @TheapartmentplugSF.

Bugging Out

written by VARIOUS AUTHORS

How to take action amid tenant cleanliness issues leading to pests and health risks.

. A resident consistently fails to clean her unit, leading to pests and potential health hazards. I’ve reached out to her a few times, but the situation hasn’t improved. What are my rights/responsibilities?

A.This is a di cult circumstance because the resident s inaction is causing harm to the rental housing as well as to the apartment community. While sound house eeping may be lac ing with many in our population, housing providers run into problems when someone s lac of cleanliness leads to pest infestation and other related issues. For starters, the “warranty of habitability,” which, loosely de ned, is a list of state-mandated standards that all rental housing must adhere to, is always your responsibility to uphold. Housing is habitable when operators satisfy the following re uirements at all times during the tenancy:

•Roof, walls, doors, and windows need to be in a good and operable condition so as to create waterproo ng and weatherproo ng.

•Plumbing, gas xtures, electrical lighting, sewage disposal systems, and heating units must function properly and comply with the local housing and building codes.

•The property must be free of debris, garbage, and pests.

•Waste, recycling, and compost ing must be made available to the occupants.

•Floors, stairs, and hand railings must be maintained in a safe and operable condition.

•Residents must have private access to a loc ing mailbox.

Other state and local laws contain additional re uirements for housing providers, but this basic list outlines the threshold re uirements for landlords. As noted above, pest control is compulsory. Yes, there are instances where the resident s lac of cleanliness invites a pest infestation, but this author believes that the housing provider is obligated to pay for and perform needed pest control services regardless of how the problem arose. Indeed, bed bugs, for example, arguably almost always come into the building because the tenant was traveling and pic ed up these critters at a hotel or on the airplane. Regardless of the cause, you, as the landlord, must pay for a licensed pest control operator to correct the problem. The same analysis applies here where decient house eeping is the root of the

infestation. Allowing this rental and potentially neighboring units to fall outside the warranty of habitability is not an option, regardless of the cost.

That said, if this resident repeatedly creates an environment that invites the problem, you might, after diligent warnings in writing, have the remedy to recoup remediation costs in a court action and, if the problem is especially severe and unending, you could also see to terminate the tenancy for nuisance. Yet please understand that the underlying goal must be to compel and convince this resident to clean up their act—meaning any court action should be initiated with the intention of encouraging proper house eeping, not evicting the person unless there is an absence of future cooperation. So, in sum, you are responsible both nancially and administratively for adhering to the warranty of habitability at all times, but sound legal counsel may help guide the way to a more productive relationship down the road or, if that e ort fails, removing the offender from the building.

—Dave Wasserman .

a harassment complaint against me, claiming that I’ve been excessively contacting them about noise complaints made by downstairs tenants. I’ve only reached out to them a few times during business hours. What should I do?

A. San Francisco places some unusual burdens on landlords. For

instance, you have a duty to both of your tenants to safeguard their uiet enjoyment their peaceful possession of their units). The “landlord versus tenant” version of this might come up in the context of a landlord s construction noise interfering with a tenant s home o ce, for example. You ve been pulled into a “tenant versus tenant” s irmish just for trying to eep the peace. And merely by relaying the concern of the downstairs tenant, you ve provo ed a lawsuit by the upstairs one.

Before contacting tenants, landlords in your position should thin about the end game. “Eviction” is a four-letter word in San Francisco, but it is also the most e ective threat to conform your tenant s behavior to the lease and the law. In this case, they may be committing nuisance if the noise is excessive and at odd hours, and they might be in breach of their SFAA Residential Tenancy Agreement for failing to use oor coverings in hardwood surfaces.

The October 2021 issue of this magazine, available at sfaa.org features my column on the importance of the “litigation privilege.” Put simply, your good faith threats of litigation including the service of the re uisite eviction notice) generally cannot give rise to liability for instance, being the basis of a “harassment complaint”). Such lawsuits will terminate at an early stage of litigation. Framing your policing of the rules in this context will therefore tend to shroud your lawful communications in this important protection. This is seen in the di erence between relaying a “he said, she said” versus telling them, “I may need to enforce local law or lease provisions, and I m trying to determine what the situation is.” Of course, it s generally preferrable not to have to rush to such ultimatums, and it would seem that most situations li e this could be resolved by thoughtful exercises in being good neighbors or even availing yourself and your tenants of something li e the Rent Board s mediation services). But if you nd that this is the ind of character you re dealing with, and you need to

exercise your obligations as landlord, you will need to be resolute to eep yourself safe.

—Justin A. Goodman

. A tenant in a ground-level unit asked to build a couple of garden beds to grow vegetables and

She has since neglected it and the weeds are out of control. It’s unsightly. What can I do?

A.In 2020, I was living in my favorite neighborhood in a tiny studio apartment. Each of my large, south facing windows loo ed out at the wall of the next property and opened up to an unceremonious re egress on the roof of the lower oor. This suited me just ne I m averse to direct sunlight). But when shelter-in-place hit, and my itchen counter became my wor des , the view got monotonous.

I as ed my landlord, “Can I please ma e an illegal roof garden?” and I included some details about foam padding and wood tiles to protect the roof. He obliged.

I curated the rst two planter boxes that started my current plant addiction. These days, it ta es about half an hour to water all my plants once a wee .) My then-landlord was actually a client, and I m a lawyer rst, so I would have trashed everything if he changed his mind. But most landlords don t enjoy a duciary duty from their tenants, so you need to be thin ing about “housing services” and your ability to ta e control over those garden beds in the event your tenant wants to claim territory.

“Housing services” is a mur y concept that basically sets a status uo of ephemeral tenant rights that “cannot be severed without just cause.” Some—li e providing ade uate heat—are fundamental. Others—li e par ing spaces—illustrate the City s policy to prevent “bac door evictions” by preventing landlords from taing away an essential uality of a rental unit that the tenant re uires to live there.

Conceptually, this is about protecting the spirit of rent control, by preserving the housing services that the tenant bargained for at the commencement of the tenancy.

Unfortunately, tenants often regard a license to enjoy a certain bene t as a new housing service that cannot be severed without just cause. As a practical matter, the balance of rights and obligations between landlord and tenant tend to ratchet in only one direction.)

That said, you did only give permission gratuitously, in the context of a pandemic and not in exchange for additional consideration. Additionally, the tenant has now violated the spirit of this gift by neglecting it and creating a nuisance, which would potentially give you just cause to “sever” the housing service in the event of a dispute.

Of course, we aim to avoid con ict. Your tenant may have abandoned this shelterin-place hobby li e most people stopped ba ing bread, nitting, or spending additional uality time with their family. Your tenant may be willing to dismantle the project at your re uest. If not, they might at least allow you to ta e it over without protest over their “right to garden.”

If you can assert control over the landscaping while alleviating your tenant s obligation to care for it, you will limit the scope of “housing services” going forward, and thereby minimize the number of things your tenant can leverage to adjust their rental rate.

—Justin A. Goodman

The information contained in this article is general in nature. Consult the advice of an attorney for any speci c problem. Dave Wasserman is with Wasserman ces and can be reached at 415-567-9600. Justin Goodman is with Zacks & Freeman and can be reached at

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

sfaa2024calendar

sfaa 2

May

MONDAY, MAY 6

Board of Directors Meeting

11:30 a.m.

FRIDAY, MAY 17

Intellirent: Resident Screening & Rental Marketing Zoom

1:00 p.m. to 2:00 p.m. FREE for SFAA Members Only

TUESDAY, MAY 7

In-Person Recology Class

10:00 a.m. to 11:00 a.m. Free for members

members who register

TUESDAY, MAY 21

Bed Bugs Remediation & Regulations Zoom

1:00 p.m. to 2:00 p.m. Members $45 Non-Members $65

WEDNESDAY, MAY 8

Hoarding In Your Unit Zoom

10:00 a.m. to 11:00 a.m. Members $45 Non-Members $65

FRIDAY, MAY 24

Roommates & Revolving Doors Zoom

10:00 a.m. to 11:00 a.m. Members $45 Non-Members $65

June

MONDAY, JUNE 3

Board of Directors Meeting 11:30 a.m.

FRIDAY, JUNE 21

Intellirent’s Mid-Year Releases Zoom

10:00 a.m. to 11:00 a.m. Members $45 Non-Members $65

WEDNESDAY, JUNE 5 Termites 101 Zoom

1:00 p.m. to 2:00 p.m. Members $45 Non-Members $65

WEDNESDAY, JUNE 26 Virtual Member Meeting 5:00 p.m. to 7:00 p.m.

FRIDAY, JUNE 14 Airbnb Zoom

10:00 a.m. to 11:00 a.m. Members $45 Non-Members $65

THURSDAY, JUNE 27 Landlord 101 Part II Zoom

WEDNESDAY, MAY 15

In-Person Member Meeting Jewish Community Center Kanbar Hall

3200 California Street SF, CA 94118

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

WEDNESDAY, MAY 29 The Corporate Transparency Act Zoom

10:00 a.m. to 11:00 a.m. Members 45 Non-Members $65

THURSDAY, JUNE 20

Landlord 101 Part I Zoom

10:00 a.m. to 1:00 p.m. Members $65 Non-Members $130

10:00 a.m. to 1:00 p.m. Members $65 Non-Members $130 , for , , for .

2024 ALLOWABLE RE INTERE ONDEPOSITS

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

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

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

7 YEARS 2.8%.01312

10 YEARS 2.8%.00956

15

ALLOWABLE RENT INCREASES

2024 - 2025: 1.7%

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

ALLOWABLE RENT INCREASES PERIODAMOUNT

03/01/24 - 02/28/25 1.7%

03/01/23 - 02/29/24 3.6%

03/01/22 - 02/28/23 2.3%

03/01/21 - 02/28/22 .7%

03/01/20 - 02/28/21 1.8%

03/01/19 - 02/29/20 2.6%

03/01/18 - 02/28/19 1.6%

03/01/17 - 02/28/18 2.2%

03/01/16 - 02/29/17 1.6%

03/01/15 - 02/29/16 1.9%

03/01/14 - 02/28/15 1.0%

03/01/13 - 02/28/14 1.9%

03/01/12 - 02/28/13 1.9%

03/01/11 - 02/29/12 0.5%

03/01/10 - 02/28/11 0.1%

03/01/09 - 02/28/10 2.2%

03/01/08 - 02/28/09 2.0%

03/01/07 - 02/29/08 1.5%

03/01/06 - 02/28/07 1.7%

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

INTEREST ON DEPOSITS

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

INTEREST ON DEPOSITS PERIODAMOUNT

03/01/24 - 02/29/25 5.2%

03/01/23 - 02/29/24 2.3%

03/01/22 - 02/28/23 0.1%

03/01/21 - 02/28/22 0.6%

03/01/20 - 02/28/21 2.2%

03/01/19 - 02/29/20 2.2%

03/01/18 - 02/28/19 1.2%

03/01/17 - 02/28/18 0.6%

03/01/16 - 02/28/17 0.2%

03/01/15 - 02/29/16 0.1%

03/01/14 - 02/28/15 0.3%

03/01/13 - 02/28/14 0.4%

03/01/12 - 02/28/13 0.4%

03/01/11 - 02/29/12 0.4%

03/01/10 - 02/28/11 0.9%

03/01/09 - 02/28/10 3.1%

03/01/08 - 02/28/09 5.2%

03/01/07 - 02/29/08 5.2%

RENT BOARD FEE

$29.50

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

RENT BOARD FEE COLLECTABLE FROM TENANTS

SFAA Professional Services Directory

FRIED, WILLIAMS & GRICE CONNER, LLP

cfried@friedwilliams.com

FIRST AMERICAN EXCHANGE COMPANY

Lisa Jackson 415-244-1339

SEQUENT

sequent-rewm.com

SHWIFF, LEVY & POLO LLP www.slpconsults.com

AEC ALARMS

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

OPENSCOPE STUDIO ARCHITECTS

Mark Hogan 415-891-0954 www.openscopestudio.com

Q ARCHITECTURE

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

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

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

FISHER BOYLES, LLP

Matthew Weiner 415-595-8706

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

Spanish, Korean, Cantonese and Mandarin

Farsi, French, Portuguese, Spanish

HERZIG & BERLESE

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

ILENE M. HOCHSTEIN, ATTORNEY AT LAW

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

KIMBALL, TIREY & ST. JOHN LLP

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

LAW OFFICES OF KOSTER & LEADBETTER, LLP

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

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

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

MASTROMONACO REAL PROPERTY LAW GROUP

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

NIVEN & SMITH

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

NIXON PEABODY

Ashley Klein 415-984-8390 aklein@kdvlaw.com

PISANI LAW

Juliana Pisani 415-800-7562 juliana@jpisanilaw.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

SINGER, SCOTT & DECKER, P.C. Edward Singer 650-393-5862 www.edsinger.net

STEINER LAW OFFICE

Michael Heath 415-931-4207 mheath@mheathlaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

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

Mandarin, Cantonese & Spanish TRN LAW ASSOCIATES

www.trnlaw.com

WASSERMAN

Dave Wasserman 415-567-9600

www.davewassermansf.com

WIEGEL LAW GROUP

Andrew J. Wiegel 415-552-8230 www.wiegellawgroup.com

ZACKS & FREEDMAN, PC

Andrew M. Zacks 415-956-8100 www.zfplaw.com

ZANGHI TORRES ARSHAWSKY, LLP

John P. Zanghi 415-977-0444 www.zatlaw.com

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

SF BLIND CLEANERS

Andy Dovchin 415-523-0404 andy@sfblindcleaners.com www.sfblindcleaners.com

BLATTEIS REALTY CO.

David Blatteis 415-981-2844 www.sfretail.net

PODS

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

EDRINGTON AND ASSOCIATES

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

C & J’S CUSTOM BUILDS INC.

Caleb Wyman 415-209-8439

caleb@c-jcustombuilds.com www.c-jcustombuilds.com

AMSI

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

INTELLIRENT

Cassandra Joachim 415-849-4400 www.myintellirent.com

PRIBUSS ENGINEERING, INC.

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

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

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

P.W. STEPHENS ENVIRONMENTAL

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

URBAN EV

Alexander Grant 971-275-7365 alex@urbanev.com

BORNE CONSULTING

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

ACCOLADE RESTORATION INC.

ANTHONY CUELLAR 650-387-8524 accoladercinc@gmail.com www.accoladeconstruct.com

ESCAPE ARTISTS

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

GREAT ESCAPE SERVICES

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

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

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

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

LUXER ONE

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

INTERSOLTUTIONS, LLC jhong@intersolutions.com

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

COMCAST/XFINITY

Michael Juliano 925-495-9922

GREENTREE MAINTENANCE

Yvonne Figueroa 415-854-9495 Figueroa@veritasinv.com

MAVEN MAINTENANCE, INC.

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

ONE STOP MAINTENANCE

John Flaxa 650-296-4947 info@onestopmaintenance.co www.onestopmaintenance.co

WEST COAST PROPERTY MANAGEMENT

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

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

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

CLUTCH MOVING COMPANY

Steven Mandac 650-425-0353 sales@clutchmovingcompany.com www.clutchmovingcompany.com

PODS

Lee A. Wohlwerth 279-444-9733 lwohl@pods.com

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

Jesus Hernandez 415-531-7033 dezpainting@gmail.com 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

A-TOTAL FIRE PROTECTION COMPANY, INC.

Monte L. Osborn, CEO

Tyler Osborn, CFO 530-672-8495

AEC ALARMS

628-208-0188

BATTALION ONE FIRE PROTECTION

Tim Morse 510-653-8075

EMERGENCY SYSTEMS, INC.

Eric Hagerman 415-564-0400

FIRST FOUNDATION BANK

Michelle Li 415-794-2176

JPMORGAN CHASE

Behzad Boroumand 415-315-5255 behzad.boroumand@chase.com jpmorgan.com/commercial-real-estate

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

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

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

ROS PLUMBING

Niall 415-505-2180 niall@rosplumbing.com

URGENT ROOTER AND PLUMBING INC.

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

RHINO PROCESS SERVING INVESTIGATION

Lindon Lilly 833-711-3400 info@lllegalassistance.com www.lllegalassistance.com

MELGAR REAL ESTATE SERVICES

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

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 alexandersonproperties.com alexanderson08@yahoo.com

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson (415) 413-7845

lroos@hollandpartnergroup.com www.hollandresidential.com

AMORE REAL ESTATE, INC

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

ANCHOR PROPERTIES MANAGEMENT LLC Anton Qiu 415-722-6452 anton@apcap.us

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

AYS MANAGEMENT

Kevin Newsome 510-708-0165 ayspropertymanager@gmail.com

BANCAL PROPERTY MANAGEMENT

Tammy McNaught (415) 397-1044 accountingoperations@bancalsf.com tammy@bancalsf.com

BAY PROPERTY GROUP

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

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 bene ts of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 41 -2 -2288 x 110.

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

GORDON CLIFFORD PROPERTIES, INC. patrick@gcpropertiessf.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

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 415-520-2205 vertexsf.com

WEST & PRASZKER REALTORS

www.wprealtors.com

WEST COAST PROPERTY MANAGEMENT

Eric Andresen 415-885-6970

www.wcpm.com

VESTA ASSET MANAGEMENT

paul@vesta-assetmanagement.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

BETTER PROPERTY MANAGEMENT Steven Brown 415-861-9980 sbrown@bpm-re.com

BLVD RESIDENTIAL

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

BOARDWALK INVESTMENTS Marilyn Andrews 650-355-5556 ma@boardwalkrents.com

BRIDGES PROPERTY MANAGEMENT GROUP Patricia Lee 415-205-7401 pleehomes@gmail.com

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376

CANNIZZARO REALTY

John Cannizaro 415-795-2360 john@cannizzaro-realty.com

CANTRELL ASSOCIATES CORPORATION Jim Cantrell 415-956-6000 jimcha@pacbell.net

CECCHINI REALTY

Dante Cecchini (650) 255-5273 info@cecchinirealty.com

CENTERSTONE PROPERTY MANAGEMENT Ron Erickson 415-626-9944 rjerickson@sbcglobal.net

CIRRUS ASSET MANAGEMENT

Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com

CITIBROKERS REAL ESTATE, INC.

Jason Abbey (415) 221-5000

Jason@citibrokersrealestate.com

CITYWIDE PROPERTY MANAGEMENT

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

COIT TOWER PROPERTIES

Yoshi Yamada 415-447-6834 Yoshicoit@yahoo.com

CONSOLIDATED PROPERTY MANAGEMENT EIC GROUP, INC.

Penny Pan 415-682-0708

CORCORAN ICON PROPERTIES

Dawn Cusulos 415-678-8854 dawn.cusulos@corcoranicon.com

CROSSBAY GROUP INC 408-512-4366

Eclipse Property Management Inc.

Terrence Tom 510-865-8700 x303 ttom@eclipsepm.net

EBALDC

Felicia Scruggs 510-287-5353 FScruggs@ebaldc.org

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT

Paul Mora 415-674-1440 pmora@fogciti.com

FOUNDATION RENTALS & RELOCATION, INC.

Christopher Barrow 415-507-9600 cb@foundationhomes.com

GAETANI REAL ESTATE

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

GEARY REAL ESTATE, INC.

Melissa Geary melissa@gearyrealestateinc.com

GEORGE GOODWIN REALTY, INC.

Chris Galassi 415-681-1265 www.goodwin-realty.com

GOLDEN GATE PROPERTIES

Ferdinand Piano 415-498-0066 ferdinand@g2properties.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@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

KEYOPP PROPERTY MANAGEMENT

Melanie Leung 628-888-6650 support@keyopp.net

KREMSDORF PROPERTIES

LEADING PROPERTIES

Patrick Boushell 415-346-8600 x102 pboushell@leading-sf.com

LINGSCH REALTY

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

LUCAS & COMPANY

Susan Lucas 415-722-4724 susan@thelucascompany.com

M PROPERTIES

Mark Mangampat mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

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

MILLENNIUM FLATS

Carlos Carbajal 415-420-6290

MORLEY FREDERICKS

REAL ESTATE SERVICES

Steve Morley 415-722-4724 susan@thelucascompany.com

MOSSER COMPANY

Neveo Mosser 415-284-9000 nmosser@mosserco.com

NICE VENTURES INC

Laurie Thomas laurie@niceventures.com

NORTHPOINT APARTMENTS

Taylor Ownes-Kees 415-989-2007 towenskees@northpointsf.com www.thenorthpointapartments.com

ONERENT DBA POPLAR HOMES

Nicole Cheatham 408-381-3157 nicole@popularhomes.com

OPEN WORLD PROPERTIES

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

ORVICK MANAGEMENT GROUP

David Orvick 408-497-1880

david@orvprop.com

PACIFIC REALTY

Kristine Delagnes 415-923-1100

PAUL LANGLEY COMPANY

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

PEAK REALTY GROUP

James C. Keighran 415-474-7325 info@peakrealtygroup.com www.peakrealtygroup.com

PILLAR CAPITAL REAL ESTATE

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

PIP INC./SFRENT

Sarosh Kumana 415-861-4554 sarosh@sfrent.net www.sfrent.net

PMREI

Paul McLean 415-999-1407 pmrei@outlook.com

PODESTO PROPERTIES

Gina Enriquez 415-794-7125 gandpofsf@aol.com

PONTAR REAL ESTATE

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

THE PRADO GROUP, INC.

Andrea Hayes 415-395-0880 frontdesk@pradogroup.com

PRIME METROPOLIS PROPERTIES, INC.

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

PRO EQUITY AM

Tori Linnell 916-838-2804 vlinnell@proequityam.com

PROGRESSIVE PROPERTY GROUP

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

RAJ PROPERTIES

Jennifer Mayo 559-587-1318

www.rajproperties.com

RALSTON MANAGEMENT GROUP

Keith Jurcazak 650-303-3182 kj@ralstonmanagementgroup.com www.ralstonmanagementgroup.com

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY

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

RENTWISE PROPERTY MANAGEMENT Brandon Temple 650-346-2006 Brandon@gorentwise.com

ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 kristine@rockawayresidential.com 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

RPM MANAGEMENT GROUP

Dipak Patel 415-672-1203 dipak@rpmmg.com

RYEBREAD PROPERTIES, INC.

Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com

SALMA & COMPANY

Ryan Salma 415-931-8259 propertymanager@salma-co.com www.salma-co.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

SILVER CREEK PROPERTY MANAGEMENT

Jonathan Arguello 925-600-1818 jmsilvercreek@sbcglobal.net www.teamsilvercreek.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

TAPESTRY PROPERTIES

Roger Fong 415-334-6120 tapproperties2010@gmail.com

TOWER RENTS

Anthony Harkins 415-377-7571 tony@towerrents.com

UNITY HOMES

Sherry Brown (520) 338-7731 sbrown@unityhomes.org

VERTEX PROPERTY GROUP

Craig Berendt 415-520-2205 csb@vertexsf.com www.vertexsf.com

VESTA ASSET MANAGEMENT

paul@vesta-assetmanagement.com

VIVE REAL ESTATE

Mharla Ortega 415-495-4739 x1010 mharla@letsvive.com www.letsvive.com

WEST COAST PROPERTY MANAGEMENT

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

WEST & PRASZKER REALTORS

www.wprealtors.com

WICKLOW MANAGEMENT

Mike O’Neill 415-928-7377 wicklowmanagement@gmail.com www.wicklowsf.com

WILLIAM BOGGS

William Boggs 415-269-0689 sfboggsz@yahoo.com

YMPG

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

APPFOLIO

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

DOOR LOOP

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

RENT RAISERS

www.propertymanagementsystems.net

YARDI

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

MARK WATTS COMMERCIAL APPRAISAL

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

ARTHUR KRAMER, JR.

Arthur Kramer, Jr. 415-290-7080 artiekramer@gmail.com

BERKSHIRE HATHAWAY

FRANCISCAN PROPERTIES

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

BIG TREE PROPERTIES

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

BRICK & MORTAR REAL ESTATE SERVICES

Eyal Katz 415-990-6762 eyal@brickandmortarsf.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

Medhi Star 858-243-3954 mehdi.star@colliers.com nlx.colliers.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 Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.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

COMPASS COMMERCIAL BROKERAGE Jay Greenberg 415-378-6755 jay@jayhgreenberg.com

COMPASS COMMERCIAL Mirella Webb 415-640-4133 mirella.webb@compass.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

JEREMY WILLIAMS REAL ESTATE SALES Jeremy Williams 415-932-9846 jeremy@jeremywilliams.com

KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com

KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582

LISA ANNE ECKERT Lisa Anne Eckert 650-759-6726 eckertlisa205@gmail.com

MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com

MAVEN PROPERTIES Matthew Sheridan matt@mavenproperties.com

NHB REAL ESTATE INC. Tanya Dzhibrailova 415-531-6779 tanya@nhbrealestate.com www.nbhrealestate.com

PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com

RESIDE

Hilary Hedemark 617-416-4104 mlsinfo@sideinc.com

SF BAY RENTAL COMPANY Leslie Burnley 415-717-8709 leslie.j.burnley@gmail.com leslieburnley.com S&L Realty

S&L REALTY Robert Link 415-386-3111 www.slrealty-sf.com

Landlord & Leasing Agent, A Winning Combo.

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

Every day, our team endeavors to find qualified tenants for our clients. With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to fill your vacant unit quickly, effortlessly, 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 qualified tenant ready to move in.

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

Former SFAA winner

* Leasing Agent of the Year

* Landlord of the Year

STEELE PROPERTIES

Ryan Steele415-881-7762

ryan@steeleproperties.com www.steeleproperties.com

TERRENCE CHAN

Terrence Chan415-317-7011 tchanhomes@gmail.com

WEST & PRASZKER REALTORS

VANGUARD PROPERTIES

Dimitris Drolapas415-531-9659

dd@dimitrisdrolapas.com

CITY REAL ESTATE

Arthur Tom415-987-6788

art@cityrealestatesf.com cityrealestatesf.com

KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba415-902-3411 maureen@kenneyrealestate.com

STEPHEN PUGH

415-497-8307 steve@pacwestcre.com

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz415-673-4211

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

RENT RAISERS

michelle@propertymanagementsystems.net

REAL MANAGEMENT COMPANY Melinda Greene415-230-8895 www.RMCsf.com

RENT BOARD PASSTHROUGHS Kim Boyd Bermingham415-333-8005 www.rentboardpass.com

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen415-810-6020 www.hrhrealestate.com

REALPAGE

Stacey Blackwell972-820-3015 stacey.blackwell@realpage.com www.realpage.com

CORCORAN ICON PROPERTIES

Dawn Cusulos415-678-8854

GORDON CLIFFORD PROPERTIES, INC.

patrick@gcpropertiessf.com

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen415-810-6020 www.hrhrealestate.com

J. WAVRO ASSOCIATES

James Wavro415-509-3456 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 PROPERTY GROUP

Craig Berendt 415-520-2205 csb@vertexsf.com www.vertexsf.com

KASTLE SYSTEMS

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

SWIFTLANE

Jennifer Torres 949-327-1110 jtorres@swiftlane.com www.swiftlane.com

THE GUARANTORS

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

BAI CONSTRUCTION

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

CONNOR DALY CONSTRUCTION

Connor Daniel Daly 415-205-0346 connor@connordalyconstruction.com www.connordalyconstruction.com

WEST COAST PREMIER CONSTRUCTION, INC.

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

BG MULTI-FAMILY

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

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson 415-310-2388 hlawson@americancampus.com

LIVABLE

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

STRUCTURE PROPERTIES

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

SF PUBLIC UTILITIES COMMISSION

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

BLUSKY RESTORATION CONTRACTORS

Noelle Airey 925-440-2074 noelle.airey@goblusky.com www.goblusky.com DRYFAST

415-861-8003 info@dryfast.net https://www.dryfast.net/

Christian Munk 415-648-6418

sfaa 2023

Landlord

SFAA Needs You.

Support SFAA’s legal challenges to unjust legislation by donating to the SFAA Legal Fund. SFAA sfaa.org/Public/Fundraising/Give_Now

*SFAA Legal Fund donations are tax deductible. Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

provider on your To-Do List? Check out the Professional Services Directory for experienced apartment industry professionals.

on page

sfaa sfa2024

IN-PERSON MEMBER MEETING

Wednesday, May 15, 2024

Jewish Community Center, Kanbar Hall

3200 California Street, SF, CA 94118

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

CCRM SPRING NIGHT SERIES

May 14 - June 16, 2024

6:00 p.m. to 9:00 p.m.

See page 62 for details.

FILLING VACANCIES ON A BUDGET?

Not everyone has the time, budget, or energy to remodel vacant units to meet new space and luxury standards. Follow the below pro-tips to stay competitive.

Less is more. When it comes to color, that is. Brighten spaces by painting walls and kitchen cabinets white. San Francisco interior designer Senalee Kapelevich recommends Simply White Paint by Benjamin Moore.

“Take advantage of IKEA!” Kapelevich urges. Update bathrooms by replacing the vanity, sink, faucet, and medicine cabinet for under $600. Add a new shower set for under $200. Replace tiles for eight cents apiece.

It’s the little things. Final touches like lighting and hardware can make all

door hardware. Be e ible.

vacancy or renegotiating with ten-

advises that rental property owners be open to lease adjustments rather than risk a potential long-term vacancy.

Reconsider pet policies. reported an uptick of renters with furry friends that were adopted during shelter-in-place.

Know when it’s time to outsource. Filling vacancies is hard work. “Look to professional services with modern processes, and stay informed with

Charge an application fee. Deter undecided renters who are just shopping around versus those who are actually serious about leasing your vacancy.

Senalee Kapelevich

SVK Interior Design senalee@svkinteriordesign.com

Intellirent

cjoachim@myintellirent.com

DONATE TO THE SFAA LEGAL FUND TODAY

During the legislative process, SFAA reaches out to members of the Board of Supervisors to address points of concern, support, or opposition regarding any given legislative or policy proposal that impacts rental housing providers. On issues that are particularly harmful for property owners, like -

But oftentimes, especially in an increasingly tenant-friendly city, these proposals get voted into law anyway. During a legislative hearing last year, for example, the Land Use small property owners. In the legiscomments from San Franciscans, almost all from housing providers opposed to the legislation. And yet, the ordinance was approved by a vote of 10-1.

SFAA established its legal fund inpervisors passes ordinances that against the city. In recent years,dress the perspectives of housing providers. We ask that you donate to the SFAA Legal Fund today. Please write a check to the “SFAA Legal Fund” and mail it to the SFAAfort and to help build the legal fund to function as a deterrent against future harmful proposals.

NERT

extra extra READ ALL ABOUT IT

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

Subscriptions must be registered and billed to an SFAA member.

Sign up today!

Online: sfaa.org/membership

Phone: 415-255-2288

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT)

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

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

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

Neighborhood Emergency Response Team (NERT) (415) 970-2022

SFFDNERT@sfgov.org

NERT Class Sign-Up Hotline (415) 970-2024

“Justice for Renters Act”

Why This Proposal Is Terrible For All Rental Housing Owners In California

The Justice for Renters Act has qualified for the November 2024 California ballot. The Proposition still needs to be assigned a ballot number. The measure provides that:

“The state may not limit the right of any city, county, or city and county to maintain, enact or expand residential rent control.”

What this Means: It Gives Local Governments the Ability to Impose Extreme Rent Control

• The initiative will allow local governments to impose extreme rent control on all rental housing regardless of the age or size of the building.

• It rescinds the current state law that bans extreme rent control, known as the Costa-Hawkins Rental Housing Act.

Currently, Costa-Hawkins prohibits local governments from imposing rent control on:

• Single Family Homes & Condominiums – If the property is a single-family home or is separate from the title of any other dwelling unit, such as condominium units.

• New Construction – If the property has a certificate of occupancy issued after February 1, 1995.

• Previously Exempt Property – If the property was already exempt from a local residential rent control ordinance on or before February 1, 1995.

If the Justice for Renters Act passes, all of these current limitations on rent control would be eliminated, including “Vacancy Decontrol,” which allows an owner to charge market-rate rents when a unit turns over.

The Justice for Renters Act would allow local governments to control rents even on a new tenancy. It would eliminate the state Costa-Hawkins provisions prohibiting governments from imposing rent caps upon unit turnover, a policy known as vacancy decontrol. Thus, your rental units would forever be regulated by a government entity with no ability to raise rents to market level.

The Justice for Renters Act Cannot Be Changed Without Another Statewide Initiative.

If passed by the voters, the Justice for Renters Act can only be amended by another ballot measure to change its provisions.

Learn More: SaveCostaHawkins.com

Contribute: https://caanet.org/landing/issues-committee/

Ad paid for by Californians for Responsible Housing, Sponsored by California Apartment Association. Ad committee’s top funder : California Apartment Association

Legal Questions

rental housing laws? Take advantage

Before every SFAA General Membership Meeting, a diverse panel of San Francisco landlord attorneys answers your questions about your property, your tenants and the San Francisco Rent Ordinance. SFAA monthly meetfor members, so make sure you are getting the most out of your membership and be sure to attend the next meeting. Email Maria with questions for the panel: maria@sfaa.org

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important rental housing law and unleash widespread and unbridled rent control at the local level.

housing policy. This act exempts single-family homes and properties built after -

emption,” has been important in encouraging the development of new rental units throughout the state, particularly in communities that have rent control.

permits landlords to reset rental prices to current market rates once a tenant vacates a unit. Such adjustments are essential for property owners, ensuring that there is a return on the investment, and that the owner can engage in property maintenance and improvements.

POTENTIAL OUTCOMES OF REPEALING COSTA-HAWKINS

control policies, like those observed in cities like Berkeley, San Francisco, and Santa units, and deter the development of new rental housing and any additional private investment in upgrading and maintaining quality units.

Such a shift can hurt the very renters it purports to protect. Stricter rent control will lead to reduced maintenance and fewer improvements in existing rental proper-

heightened rental prices as the supply for any uncontrolled units become scarcer. The reduced turnover in rent-controlled units could also limit housing mobility, making it contribute to a less dynamic and less equitable rental housing market.

Maintenan e Mana ement Maintainin t e Pro ert 6/11/2024 6PM-9PM $85.00

PMR105 iabilit Ris Mana ement 6/18/2024 6PM-9PM $85.00 $100.00 PMR106 u et De elo ment an m lementa on 6/25/2024 6PM-9PM $85.00 $100.00 PMR107 air ousin t s t e a 7/2/2024 6PM-9PM $85.00 $100.00 PMR108 Professional ills for u er isors 7/9/2024 6PM-9PM $85.00 $100.00 M CCRM inal am 7/16/2024 6PM-9PM R R Total Due . . 15-255-2288 .110

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