June 2021 by sfaa1917

SF APARTMENT magazine

FAIR HOUSING

FACTS KEEP IT LEGAL & KEEP THE PEACE

San Francisco Apartment Association June 2021 / $7.00

“The Top Selling Apartment Brokerage Team in San Francisco with over $4.388 Billion in Sales Totaling 755 Apartment and/or Commercial Buildings and over 14,850 Units”

LE FO

103 Carl/901 Cole St ~ List Price: $8,750,000 9 Units - (Cole Valley/Parnassus Heights)

R SC

1884 Greenwich St ~ List Price: $8,250,000 12 Units - (Cow Hollow)

LE FO

1677 Bush St ~ List Price: 7,425,000 21 Units - (Lower Pacific Heights)

1633-1639 Washington St ~ List Price: 6,800,000 9 Units - (Nob Hill)

2901 Buchanan St ~ List Price: $6,500,000 9 Units - (Cow Hollow)

R SC

494 29th Ave ~ List Price: $4,600,000 12 Units - (Central Richmond)

For More InForMatIon, Please ContaCt:

JAMES DEVINCENTI Executive Vice President

BRAD LAGOMARSINO Executive Vice President

j.d@colliers.com

COLLIERS 101 Second Street, 11th Floor San Francisco, CA 94105

brad.lago@colliers.com

lic. 00951916

Visit Us at: www.THEDLTEAM.com

lic. 01058500

415 288 7848

415 288 7847

JAY GREENBERG | TRIGG SPLENDA As established and recognized leaders in the San Francisco Apartment Sales Market,

WE ARE HERE FOR YOU. OR

3 Units | Inner Richmond List Price $1,895,000 $399 per Square foot

LE OR

R NT

21 Units | Mission Dolores List Price - $10,650,000 15.66 GRM & 4.04% Cap Rate

2 Units | Mission Dolores List Price- $2,350,000 Vacant Flat

T AC

R NT

4 Units | Sunset District List Price - $1,695,000

T AC SO

5 Units | Marina District List Price $4,000,000 14.91 GRM & 4.69% Cap Rate

3 Units | Laurel Heights Sold Price: $2,275,000

Despite all the obstacles that have arisen during these unprecedented times, we are still getting the job done. Experience & expertise are priceless commodities when obtaining representation for the sale of your real estate asset(s). If selling is on the horizon, do not miss the opportunity to consult with us. JAY GREENBERG

•

COMPASS

W 122°25'57 "

JAY@JAYHGREENBERG.COM DRE 01049568

RCIAL

415.378.6755

MME

37°47'4 9 SF

SENIOR DIRECTOR COMPASS COMMERCIAL

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

TRIGG SPLENDA SENIOR SALES ASSOCIATE COMPASS COMMERCIAL

415.308.6560 TRIGG@TRIGGSPLENDA.COM DRE 01484698

SF APA magazine

SF APARTMENT

contents

Features

Weathering the Storm BY EMILY LANDES

Back to School BY JEREMY WILLIAMS

Faces of Fair Housing BY STEVEN WILLIAMS

26 4

JUNE 2021 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

Sigh of Relief Act

Small Wonders

The News

Market View

Mighty Small

BY KILBY STENKAMP

Raise the Ante

Legal Q&A

BY JAY GREENBERG

Collaborate to Innovate

BY VARIOUS AUTHORS

Calendar

Professional Services Directory

Membership Application

Rent Board Redux Room & Rent Board BY THE SAN FRANCISCO RENT BOARD

SF APARTMENT MAGAZINE | JUNE 2021

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

Leasing

Management

Project Management

2209 Lombard Street, San Francisco, CA 94123

JUNE 2021 | SF APARTMENT MAGAZINE

415.608.3050

berendtproperties.com

magazine

SF APARTMENT

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

SFAA Staff Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo Marketing Lara Kisich

Member Services Manager Maria Shea

Government and Community Affairs Charley Goss

Accountant Crystal Wang

SFAA Officers President Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

Secretary Mark Henderson

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

VOLUME XXXIV, NUMBER 6 JUNE 2021 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

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

SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is published monthly for $65 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright @2021 by SFAA.

Bert Polacci, James Sangiacomo Dave Wasserman

SF APARTMENT MAGAZINE | JUNE 2021

COLUMN

THE NEWS landlord chooses not to participate, the funding will be paid directly to the tenant instead of the landlord. Once an application has been successfully initiated by either party, both the landlord and tenant will be notified about the application status. Because the application needs information from both parties, it's important that you work together to complete your application. The CA COVID-19 Rent Relief program

Sigh of Relief Act

sis. Applications will be accepted on

SFAA recommends that rental property owners participate in California’s rental assistance program with their tenants.

an ongoing basis. For all applications

Editor’s Note : State and federal guide-

renters can also receive funds to cover

those most in need receive assistance.

lines and legislation are constantly

up to 25% of future rent, and up to 100%

It makes sense to prioritize applying for

changing regarding COVID-19. For the

of up to twelve months of unpaid or fu-

your low-income tenants who owe the

latest information, resources, financial

ture utility bills.

largest amount of rent. This will match

www.caanet.org/coronavirus.

received, the state will first review and commit funds to applicants who are eligible and meet the priority requirement having income at or below 50% of area median income (AMI) to ensure

the state's funding prioritization.

aid, and forms, visit www.sfaa.org or Requirements for participation: All payments must be used to satisfy the

San Francisco will also be launching a

COVID-19 Tenant Relief Act (SB91)

tenant's unpaid rent for the period be-

local Rental Assistance Program, which

This is a reminder that the application

tween April 1, 2020 and March 31, 2021.

will begin accepting applications begin-

process for California’s rental assistance

Your tenants must take steps to verify

ning on May 28, 2021. San Francisco’s

program is open. SFAA recommends

that they meet eligibility requirements

local program can provide up to six

that all rental property owners partici-

and sign the application. If your ten-

months of rental assistance including

pate in the program and begin the pro-

ants do not sign the application, it will

three months of future rent. The local

cess with their tenants. SFAA will hold a

be deemed incomplete and you will

program will prioritize the most vulner-

SB91 webinar this month (see page 52).

not receive any funding. Your tenant

able tenants using an evidence-based

For a fee, you can also access the Califor-

will be notified when you submit your

screening tool that considers a range of

nia Apartment Association’s on-demand

application. Because your application

factors, such as extremely low house-

webinar at caanet.org/topics/rapp/.

requires your tenants' participation,

hold income. San Francisco’s program

you let them know that you are submit-

is in addition to the State’s rental as-

Eligibility and requirements: To be

ting an application on their behalf, and

sistance program, which will provide

eligible, landlords must have one or

that the purpose of the application

rental assistance for unpaid rents for the

more eligible tenants (tenants making

is to erase or minimize their accrued

period of April 2020 to March 2021. The

under 80% Area Median Income) who

rental debt.

new rental assistance program is starting with a $26.2 million allocation from

have missed rent payments from March

is not on a first come, first served ba-

1, 2020 –March 30, 2021. Landlords must

Eligible tenants whose landlords

the U.S. Treasury, which will then be

also agree to waive the remaining 20%

choose not to participate in the pro-

supplemented later this year by another

of unpaid rent for that specific time

gram may still apply on their own

round of federal funds from the Ameri-

period. Only current, residential tenants

and will receive just 25% of unpaid

can Rescue Plan. San Francisco’s rental

are eligible under the program. Eligible

rent between the noted dates. If the

assistance program is tenant-initiated.

JUNE 2021 | SF APARTMENT MAGAZINE

2924 SACRAMENTO ST, SAN FRANCISCO

65-67 JOOST AVE, SAN FRANCISCO

500 9TH AVE, SAN FRANCISCO

3 Units in Pacific Heights

2 Units in Glen Park

6 Units in the Inner Richmond

$3,550,000

$1,195,000

$3,185,000

1031-1039 OAK ST, SAN FRANCISCO

3678 18TH ST, SAN FRANCISCO

228 COLLINS ST, SAN FRANCISCO

6 Condo Units in the Lower Haight

4 Units in Mission Dolores

Development Opp. in Lone Mountain

$6,250,000

$2,095,000

$1,750,000

1701-1703 BRODERICK ST, SAN FRANCISCO

3221-3223 MARKET ST, SAN FRANCISCO

539-541 WALLER ST, SAN FRANCISCO

2 Units in Lower Pacific Heights

2 Units in Eureka Valley

3 Units in the Lower Haight

$1,100,000

$1,625,000

$2,495,000

Considering Buying or Selling a Multi-Unit Property? Allison’s focus is on the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 19 years of experience selling investment real estate, Allison uses her industry expertise to help sellers maximize the value of their properties.

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

M U LT I -U NI T. MI XE D-U S E . CO M M ER CI A L.

J U ST L I STE D

SF APARTMENT MAGAZINE | JUNE 2021

The City estimates in its policy analysis

Under AB 1360, local jurisdictions would

report that it could cost up to $5.9 billion

have to develop a plan to keep formerly

to electrify San Francisco’s 240,000 gas-

homeless individuals housed. This could

Are you in the SF rental property industry with a lot to say? Or a writer interested in the local real estate market? If so, we’d love for you to join SF Apartment Magazine’s writers’ team. Please email Pam McElroy, with some writing samples and to introduce yourself.

powered housing units. In these units,

include cities leasing or purchasing hotels

natural gas powers mostly water heaters,

and motels to provide shelter. The Legisla-

furnaces, ovens, and stoves, and accounts

ture would also seek to provide resources

for approximately 38% of the City’s total

to local governments for homelessness

greenhouse gas emissions, according

prevention programs and accountability.

CALLING ALL PROPERTY MANAGERS!

It is undetermined whether property

in California’s homelessness crisis,

owners or the city will be responsible for

which is sometimes attributed to high

this cost. Some noted possibilities include

rental rates. Tenant groups and law-

taxing residential energy users or offering

makers often place blame on the rental

rebates to property owners who switch

housing industry for California’s home-

from gas to electric.

lessness, as they call for further regula-

CALLING ALL WRITERS!

to the San Francisco Department of the Environment.

Continuing the success of Project Roomkey would put an ongoing dent

Do you have a unique property in your portfolio? If so, we’d love to feature it in an upcoming issue of the magazine. Whether it’s a classic Victorian rich with history or an overthe-top luxury condo,” email Pam McElroy, with a brief description about what makes your property special, along with a few photos.

tion of the industry with policies such “Quite honestly, it would not be possible

as rent control and eviction controls.

or feasible to mandate a retrofit of this magnitude,” Charley Goss, SFAA Govern-

The pressure on elected officials to address

ment and Community Affairs Manager

the problem hasn’t let up. Late last month,

responded. “It’s more practical for the

for example, a federal judge ordered Los

City to focus on eliminating greenhouse

Angeles Mayor Eric Garcetti to house or

gasses by building dense housing near

provide shelter for all homeless people

transit corridors and eliminating

on the city’s infamous Skid Row, the

parking requirements.”

L.A. Times reported.

they must have qualified for unemploy-

AB 1360 – Project Roomkey

The above AB 1360 content was written by

ment benefits or experienced a reduction

Newly introduced legislation aims to

Mike Nemeth, California Apartment Asso-

in household income due to the COVID-19

maintain housing for formerly homeless

ciation Communications Director.

pandemic. They must also demonstrate

individuals who were provided shelter

a risk of experiencing homelessness or

during the pandemic through California’s

SFAA Trade Show—June 17

housing instability and have a household

program known as Project Homekey. AB

Attendees will learn about all the latest

income at or below 80% of area median

1360 by Assemblyman Miguel Santiago

legislation, trends, products, and services

income (AMI). These limits are currently

(D-Los Angeles) would require cities and

regarding the local multi-unit housing in-

$102,450 for an individual and $146,350

counties to ensure that formerly homeless

dustry. To register for the virtual event, scan

for a family of four. However, the local

individuals remain housed.

the QR code below or visit sfaa.org. For

Pam McElroy Editor, SF Apartment Magazine pam@sfaa.org In order for a tenant to be eligible to apply,

program will prioritize applicants with

more information, turn to page 61.

very low (50% of AMI) and extremely low

During the pandemic, Project Roomkey

incomes (30% AMI). Applicants above 80%

temporarily housed thousands of home-

AMI will not be eligible for rental assistance

less individuals in motels and hotels. The

through the City or State programs

program used federal dollars to reimburse cities and counties for their efforts.

To apply, visit HousingIsKey.com or call 833-430-2122, toll free. For more informa-

“Now with the coronavirus infection rates

tion, visit sfaa.org or caanet.org/topics/

falling and the program winding down, it

covid-19-tenant-relief-act.

is absolutely critical that we ensure those

Budget Report on Gas Appliances

housed under Project Roomkey do not return to the streets,” Santiago said, as

After banning gas appliances in new build-

outlined in an Assembly bill analysis. “It

ings last year, the Board of Supervisors has

would be unconscionable and, frankly, a

commissioned a budget and legislative

tragedy to allow older, medically vulner-

analyst report on the costs of banning them

able people chosen for the program to go

in residential buildings citywide.

back into homelessness.”

JUNE 2021 | SF APARTMENT MAGAZINE

Adam Filly Exceeding Expectations Just Listed

Available

1754-1760 Mission St | 9 Units $3,750,000 | Mission

Available

2501 Van Ness Ave | 18 Units $4,350,000 | Cow Hollow

Available

700-710 Kearny St | 42 Units $11,000,000 | Financial District

In Contract

427 8th Ave | 4 Units $2,399,000 | Inner Richmond

In Contract

1457-1459 Haight St | 6 Units

1234 Grove St | 5 Units

Apartments | Mixed-Use | Commercial

Available

64-68 6th St | 34 Units $3,995,000 | SOMA

In Contract

662-668 Clay St | 112 Units $17,000,000 | Financial District

In Contract

2352 Lombard St | 2 Units

In Contract

1649 Market St | 70 Units

In Contract

428 15th Ave | Development

1664-1670 Fell St | 4 Units

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

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

SF APARTMENT MAGAZINE | JUNE 2021

Why is DST Real Estate a Popular 1031 Exchange Option? Just Ask a Few California Landlords. A 1031 Exchange into DST real estate helped these landlords meet their objectives. By selling their rental property and investing in three DSTs, they avoided paying 42.1% in gains tax while increasing income potential, diversifying risk, and eliminating active property management.

Before 1031: Landlords

After 1031: DST Property Investors

Sold Rental Property. Performed a 1031 Exchange. Deferred $423K in gains tax.

Invested in 3 passive management 1031 DST properties with monthly income potential.

Whole Ownership Rental Property

Fractional Ownership in Institutional DST Properties 1031 EXCHANGE

Example and pictures are for illustrative purposes only and are intended to show types of institutional properties that DST Sponsors seek to own. It does not constitute open or closed offerings. Individual results may vary.

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Learn more about 1031 Exchange DST property investments and fractional real estate ownership. Speak to a licensed 1031 Advisor at Real Estate Transition Solutions by calling 415-691-6525. This is for informational purposes only, does not constitute as investment advice, and is not legal or tax advice. Please consult the appropriate professional regarding your individual circumstance. There are material risks associated with investing in DST properties and real estate securities including liquidity, tenant vacancies, general market conditions and competition, lack of operating history, interest rate risks, the risk of new supply coming to market and softening rental rates, general risks of owning/operating commercial and multifamily properties, short term leases associated with multi-family properties, financing risks, potential adverse tax consequences, general economic risks, development risks, long hold periods, and potential loss of the entire investment principal. Potential cash flows/returns/appreciation are not guaranteed and could be lower than anticipated. Diversification does not guarantee a profit or protect against a loss in a declining market. It is a method used to help manage investment risk. DST 1031 properties are only available to accredited investors (typically have a $1 million net worth excluding primary residence or $200,000 income individually/$300,000 jointly of the last three years) and accredited entities only. If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney. Real Estate Transition Solutions offers securities through Concorde Investment Services, LLC (CIS), member FINRA/SIPC. Advisory services through Concorde Asset Management, LLC (CAM), an SEC-registered investment adviser. Real Estate Transition Solutions is independent of CIS and CAM. The company depicted in the photographs herein may have proprietary interests in their name and trademark. Nothing herein shall be considered an endorsement, authorization or approval of RETS, CIS, and CAM or the investment vehicles they may offer, of the aforementioned company. Further, none of the aforementioned company is affiliated with RETS, CIS, and CAM in any manner.

JUNE 2021 | SF APARTMENT MAGAZINE

Real Estate Transition Solutions | www.re-transition.com | info@re-transition.com | 415-691-6525

DAN McGUE

AV AI LA

BL E!

S A N F R A N C I S CO ’ S L E A D I N G A PA RT M E N T B R O K E R $2.7 BILLION IN TOTAL SALES!

2 Large Flats + 6 Apartment Units Inner Richmond

CO N

SO LD

AC T

42 Apartment Units + 2 Retail Downtown, SF

5 Apartment Units Jackson Square

17 Apartment Units Pacific Heights

Dan McGue

Senior Commercial Broker Associate

Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com

NRT

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

SF APARTMENT MAGAZINE | JUNE 2021

COLUMN

MARKET VIEW

Raise the Ante w r i t t e n b y JAY GR E E N B E RG

As the market ticks upward, rental property owners must remain organized and proactive in local politics to keep the momentum going.

Dollar volume rebounded dramatically to $82 million in 2020, but then saw another significant drop to $49 million in 2021, a 40% decrease in a year-overyear comparison. The number of closed transactions followed a similar pattern with 23 recorded closings in 2018, 17 in

hat a year it has been.

versus the same time period for 2018,

2019, and 25 in 2020. Through the first

I am writing this ar-

2019, and 2020.

quarter 2021, there were 19 recorded

ticle in late April. This time last year we were

closings, a 24% decrease in a year-over-

5-9 Units

year comparison.

in the early stages of the shelter-in-place

The average price per square foot was

mandate. Now, we are headed in the

approximately $557 before dipping

In summary, all value indicators,

opposite direction as businesses re-

slightly to $541 in first quarter 2019. In

transactions levels, and dollar volume

open and life resumes.

2020, the cost per square foot rose to

decreased in a year-over-year compari-

$578, which was the highest price per

son—some nominally, some significantly.

We saw escalating pricing levels and

foot number we had seen in the past

solid transaction momentum at the

decade. This year, the average price per

10-Plus Units

start of 2020, coming out of fourth

square foot was $540, a 6.5% decrease

First quarter 10-plus-unit sector statis-

quarter 2019—only to be shut down by

in a year-over-year comparison. As for

tics follow the same pattern as the 5-9-

mid-March. This year, we are coming

Gross Rent Multipliers (GRMs), we have

unit sector, with all value indicators and

out of the dark days of winter 2020,

been seeing a slow decline since a high

sales statistics decreasing in a year-over-

and we’re starting to see positive shifts

mark in 2018. The GRM was 19.14 in

year comparison.

in the marketplace.

2018 (a significant leap from period years), 16.47 in 2019, and 17.17 in 2020.

The average price per square foot was

Below, I report on the dollar volume,

The GRM slid back again to 14.70 in

$587 in 2018 and $523 in 2019. There

number of transactions, and value indi-

2021, the lowest multiplier we have seen

was a rebound in 2020 with the aver-

cators through the end the first quarter

since 2013 and a 14% decrease in a year-

age price per square foot reaching

2021—and the hangover the marketplace

over-year comparison.

$621. In 2021, the average price per

experienced coming out of 2020. Data

square foot dropped significantly to

to support real estate trends is always

The average cost per unit has bounced

$480, a 22% decrease in a year-over-

lagging because real estate transactions

up and down over the last three years.

year comparison. GRMs peaked at

do not take place with the push of a but-

We reached in new high with an aver-

18.28 in 2018, dove to 13.56 in 2019,

ton, like a stock sale. I believe we will

age cost per unit of $503,000 in 2018

and then rose again to 17.02 in 2020.

start to see supporting data that the cur-

before seeing a drop to $472,000 in 2019.

In 2021, we saw another dramatic

rent positive momentum will continue

The cost per unit bounced up again to

decrease to 13.38, a 21% decrease in a

throughout the next couple of quarters.

$533,000 in 2020, which was the highest

year-over-year comparison.

Local and state government are the big-

cost per unit we had seen in a decade.

gest threat to the value of our product

The year, the average cost per unit

The cost per unit had been trending up-

type; a high level of consciousness and

dropped to $423,000, which is a 20.5%

ward for years before reversing in 2019.

proactiveness is required from property

decrease in a year-over-year comparison.

The cost per unit was $438,000 in 2018,

owners in this sector of our community.

lowest figure we had seen in five years.

$414,000 in 2019, and $488,000 in 2020, Dollar volume for the 5-9-unit sector

the highest number in a decade. The av-

The following are 2021 first quarter

was approximately $74 million in the

erage cost per unit dropped to $365,000

( January-March) statistics for the 5-9-

first quarter of 2018 before dropping

in 2021, a 25% decrease in a year-over-

unit sector and the 10-plus-unit sector

significantly to $48 million in 2019, the

year comparison.

JUNE 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | JUNE 2021

GRMs

Dollar volume for the 10-plus-unit sector was $171 million in first quarter 2018 before

5-9 Units

tanking to $57 million in 2019 and then

10+ Units

increasing dramatically to $236 million in

2020. In 2021, we saw a dollar volume of $100 million, a 57% decrease in a year-over-

year comparison. As for closed transac-

tions, there were 28 closings during the first quarter of 2018, 6 closings in 2019, and

2017

2018

2019

2020

2021

Source: CoStar Comps

22 closings in 2020. In 2021, there were 11 closed transactions, a 50% decrease in a year-over-year comparison. The sources for the numbers reported are from Jay Greenberg, Trigg Splenda,

Price Per Sq. Ft.

San Francisco Multiple Listing Service,

$700

and Costar Comp.

$600 $500

In Closing

$400

All value indicators, transactions levels, and

$300

over-year comparison for both reported

10+ Units

$100 $0

dollar volume statistics decreased in a year-

5-9 Units

$200

2017

sectors. But there is good news. 2018

2019

2020

2021 Q1

Source: CoStar Comps

The “dark days”—how I refer to the third and fourth quarters of 2020—were when a mass exodus occurred and rents plummeted. During this time, I looked for light but only saw darkness. But then in January of this year, when the restrictions

Price Per Unit

$600,000

on businesses started to ease, I saw some

$500,000

significant improvement in all aspects

light. Ever since then, there has been of the marketplace.

$400,000 $300,000

We are not back to where we were pre-

5-9 Units

$200,000

pandemic, of course, but there is a lot of

10+ Units

$100,000

2017

2018

positive momentum right now. We’ll look 2019

2020

2021 Q1

Source: CoStar Comps

at these numbers next quarter, but I believe the second quarter 2021 statistics will reflect this positive shift I’m writing about today. Just this past month, I have seen many properties enter contract and close escrow

after sitting on the market for a long time.

Transactions

Property showings have increased in a big way, and the rental market is also becoming YTD 5-9 Units

During the fourth quarter of 2020, I had

multiple vacancies to fill. On average, it was taking me about forty days to fill each va-

10 0

cancy. But then in February 2021, I showed 2017

2018

Source: CoStar Comps

more active.

YTD 10+ Units

JUNE 2021 | SF APARTMENT MAGAZINE

2019

2020

a vacant unit to nine potential tenants in

2021 Q1

a 90-minute window and received multiple applications, all from highly qualified

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Prevent Fires.

prospects. In the end, I rented the unit for $150 more per month than I’d recently rented a similar unit. A friend of mine just rented his threebedroom, two-bathroom condo in Pacific Heights at Jackson and Buchanan for $11,000/month. The condo is a middlefloor walkup in a three-unit building; the parking spot is challenging and there are no common areas in the building. The unit had been sitting vacant for eight months. As associate of mine, who has been very active renting units for clients, told me that he’s now receiving so many inquiries on his rental ads that he’s no longer able to respond to all of them. Rents, activity, and sales are ticking back up. There is light in the marketplace. There is a lot of capital looking for homes in the Bay Area. According to conventional wis-

Put clear tape on the contact points of lithium batteries

dom, assets will appreciate and cash will depreciate. “Cash is trash,” said a client of mine the other day. There is a lot pent-up demand, and people can feel the positive

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under attack and villainized by the local

Our industry has done a great job fighting recent proposals to amend Costa-Hawkins. As an owner, I have opportunities to talk with the residents of my buildings, all of whom vote in San Francisco. I talk to them about what we aspire to for the city and for us as residents. But unfortunately, our local government can’t be trusted to play by the rules they set themselves. It is important that owners remain organized and proactive in community politics, with the goal of shifting city and state policies. To donate to SFAA’s legal fund, turn to page 65. For additional information related to any data points and/or market news, please contact Jay Greenberg at jaygreenberg@apr.com.

JUNE 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | JUNE 2021

Weathering the Storm written by

E M I LY L A N DE S

A pandemic is no match for West Coast Property Management’s commitment to its owners and its employees. This month marks Eric Andresen’s thirty-eighth year in the property management business. He started off as a summer intern at what was then his father’s company—West Coast Property Management—learning about everything from painting to plumbing. After he graduated from college in 1983, he became a full-time property manager. Ten years later he bought West Coast from his father and began running it himself. When COVID struck, just like most everyone else, Andresen was taken by surprise. But he had also lived through enough market fluctuations to know that it would take more than a pandemic to keep San Francisco down. “This is just another cycle,” he said. “It wasn’t caused by the market, for a change, but just like every other cycle, things will come back.” In fact, Andresen believes that the worst is already behind us. Most of the units that turned over were at the very start of the pandemic. “It was like we fell off a cliff in April and May of last year,” he recalled. But by June of 2020, the vacancy numbers had more or less plateaued, albeit at 35 percent lower than they had been in February, he said. Some owners realized immediately that rents would have to come down dramatically to make up for the sudden decrease in demand. Others are still unwilling to let go of the rates they had been getting in a pre-COVID world, especially when they know that in most buildings those new lower rents will be locked in due to rent control. But Andresen asks owners to step back and see the bigger picture. “What people seem to forget is that real estate is a long-term investment,” he said. “They look at the short-term lack of return, but then you remind them how well they’ve done over the last five years and they realize it has been a pretty good investment, even with rent control.”

JUNE 2021 | SF APARTMENT MAGAZINE

Eric Andresen with SFAA director Janan New (right) and SFAA Deputy Director Vanessa Khaleel, (left) at SFYear APARTMENT MAGAZINE JUNE 2021 the SFAA 100 Gala at the St. Regis|Hotel in 2017.

Andresen hopes one thing owners take

His crew has also had to take on some new

electricians, carpenters, and plumbers, so

away from this experience is the knowl-

safety measures to perform maintenance

that helps with scheduling,” he said.

edge that, in this industry, they should

tasks and repairs in occupied units. The

always be ready to weather an unexpected

company’s typical Simple Green All-Pur-

The uptick in construction isn’t the only

storm. “You do have to be prepared for the

pose Cleaner has been replaced by another

thing that’s changed since the start of the

rainy day,” he said. “A lot of owners were

nontoxic cleaner that has a built-in disin-

year. That’s when Andresen said he began

caught by surprise because this was not

fectant. All work is contained with plastic

noticing some of those vacant units filling

your typical economic cycle; it was just out

sheeting so that the tenant can feel comfort-

back up. He said the higher-end one-bed-

of the blue. But you have to be ready to be

able being in one part of the unit, while

rooms have been going first, as people who

down for a little while.”

work goes on in another area. With those

used to live with roommates are prioritiz-

safety measures in place, residents have

ing privacy and taking advantage of lower

The short term is looking pretty dire for San

been open to having workers in their home.

rents. Many who used to live outside the

Francisco owners who didn’t set money

“After they see our process, they know

city are also moving in while rents are

aside during the boom times. Federal, state,

they’re in good hands,” Keng said.

down. What was once a 35 percent increase in vacancies is now hovering around 20

and local funds should soon be available to help make up some of the hundreds of

The additional safety measures have been

percent, he said. He expects those vacancy

millions in unpaid rent in the city, but (as

easy to implement for the West Coast crew.

rates to keep dropping once more busi-

of this writing) San Francisco was one of

They have already been trained in EPA and

nesses reopen their offices.

the few places in the nation that had not yet

California-approved lead remediation pro-

begun distributing them.

tocols, which is what Keng used at the start

West Coast may be among those reopen-

of the pandemic when there were no clear

ing. Andresen said he wants to be mindful

rules about how best to be safe indoors.

of some of his staff’s increased childcare

The delay is frustrating, said Andresen,

responsibilities while many schools and

who added that he’s only been able to keep his clients up to date on when the money

While most of those stringent safety rules

camps are still closed or operating at a

might start flowing due to his close relation-

are still in place even now, there was one

diminished capacity. But he’s missed the

ship with SFAA. The two-time former Board

that Keng had to ditch almost immedi-

camaraderie of having his staff together ev-

president and decades-long Board mem-

ately. “As soon as the tenants saw the guys

ery day. “We’re kind of like a family, so we

ber said SFAA’s staff have been “heavily

in coveralls, they panicked,” he said. “We

all like to see each other and support each

involved” in working with the city on these

had to make adjustments based on their

other,” he said.

rent relief measures.

response.” Now staff arrive wearing masks, gloves, and shoe covers. Tenants must wear

Thankfully, Andresen has been able

In the meantime, owners are supposed to

masks while the crew members are pres-

to keep this extended family intact,

keep up with their mortgage payments,

ent, which most residents have no problem

even with the drop in revenue, thanks

building maintenance, and taxes during

respecting. For the few that refuse to mask

to federal funds from the Paycheck

this unexpected shortfall, plus pay to up-

up, Keng tells his team to leave immediately

Protection Program. His staff is also still

grade all of those empty units so they can

and to reschedule with the tenant for a time

fully insured, and he was even able to

attract residents during this time of dimin-

when they will be out.

give out Christmas bonuses.

our vacancies in a very long time, and we’re

That’s easier to do now that the city has re-

Amazingly, West Coast didn’t lose any em-

realizing that we’re going to have to work at

opened somewhat and residents have other

ployees during this difficult economic time,

it for a while,” Andresen said.

places they can go. Since the start of 2021,

and even brought on a new hire. Keng said

Keng says his team has also lifted their ban

most of his crew is made up of 20-year West

Over the last year, most turnover work on

on bigger construction projects and have

Coast veterans who have adjusted easily to

vacant units was limited to avoid alienating

begun doing major kitchen and bathroom

their strange “new normal.”

the vast number of tenants now working

remodels on vacant units again. There’s still

from home, according to Joseph Keng, vice

noise, but at least now residents have more

“I know things will turn around, and we

president of West Coast’s maintenance and

options to go somewhere else for a while.

have a crew here who is happy to go out

ished demand. “We haven’t had to market

every day,” he said. “Every day I say to them,

construction arm. He has been working at West Coast since 1999 and said he’s never

Keng still wants to make every accom-

had so many residents at home on week-

modation possible to keep tenants happy,

days at the times when his crew would

especially during this time of increased

normally be working. That means noisy

vacancies. He gives notice to building

construction projects are out, but painting

residents well in advance and says he’s

and minor updates have been able to move

able to do jobs quickly because all of his

forward without much complaint.

workers are in-house. “We have our own

JUNE 2021 | SF APARTMENT MAGAZINE

‘Just hang in there. We’re almost there.’” Emily Landes is a freelance writer and former editor of SF Apartment Magazine.

SF APARTMENT MAGAZINE | JUNE 2021

Back to School written by

JEREMY W ILLIA MS

How the return of college students will impact the rental and apartment market. As the lines for our favorite neighborhood cafés and restaurants begin to fill up again, signs that San Francisco is returning to a sense of normalcy are becoming more apparent. After a year of adapting to life in quarantine, everyone seems to just want to get out and get back to life as we once knew it. The pandemic and the ensuing shelter-in-place mandates over the last year have taught us a lot. We have learned a great deal about ourselves, our local economies, and our resilience and adaptability. One of the biggest lessons of life in quarantine has been our ability to work and attend school at a distance. And, on the flip side of that, we realized more deeply than ever our desire for connectivity and to be with and around others. In my November 2020 Trend Alert for SF Apartment Magazine, I covered how the work-from-home policies of the Bay Area's largest tech firms have been shaping the rental landscape during the pandemic. And, in my most recent article published in April of this year, we took an optimistic look at how the Bay Area rental market has begun to recover after the pandemic caused a yearlong decline. In this article, I will further explore the steady rebound of the local rental and apartment market, focusing on university students returning to in-person classes and the transitional period they face as it relates to their housing.

Distance vs. In-Person Learning The pros of distance learning are many. Not having to commute alone can save university students a lot of time and money. That being said, not everyone is a fan of the virtual classroom. When I took my real estate salesperson license back in 2013, for example, I opted for taking in-person classes, and I am glad that I did. The personable and real-life experiences that instructors offer in the classroom are invaluable. And as much as technology like Zoom has paved the way for students and instructors to be able to connect in real time at a distance, it is just not the same. In a July 2020 article posted on the eLearning Industry website, an online platform with over a decade of experience dedicated to research on distance learning, this sentiment was echoed, especially as it relates to more hands-on subject matter. “It is difficult to teach specialties that involve a large number of practical exercises remotely. Even the most modern simulators will not replace future physicians or teachers of ‘live’ practice,” Alice Fox, a writer who specializes in the success rates of university students.

Hurdles for Students Returning to Campus In universities around the country, students are also having to grapple with new protocols and procedures around returning to the “normal” swing of things on campus. In late April of this year, the University of California and California State University school systems announced a joint proposal requiring returning university students, staff, and faculty to be vaccinated prior to

JUNE 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JUNE 2021

returning to campus life. These university

this choice again as we begin to step into

experiencing record-high vacancy rates in

systems, which are two of the largest in the

a post-COVID environment. In a recent

their apartment rentals since the second

nation, represent nearly 800,000 students

survey of over 2,000 current and incom-

quarter of 2020.

and 200,000 staff and faculty across 33 cam-

ing students conducted by San Francisco

puses throughout California.

State University (my alma mater), the Division of Student Life found that almost

How Returning Students May Impact Vacancies and Rental Rates

Below are a couple excerpts from the Q&A

half of the respondents preferred to take

At the height of the pandemic, landlords

found in the 12-page draft SARS-CoV-2

either all in-person classes, or a combi-

with larger units by bedroom count (three-

Vaccination Program Participation Policy,

nation of online classes and in-person

plus-bedroom apartments) were hit the

being adopted by these two university

classes, beginning in the fall.

hardest as the “roommate model” began to

systems, which outline some of the hurdles

show its downside. For the first time in over

that students and faculty alike will have

Kent Bravo, University spokesperson in

a decade, many renters who previously

to overcome as well as some of the ben-

regard to the results of this survey, as well

could only afford to share space found that

efits of returning to in-person classes this

as the new protocols that will be in place

they finally had the opportunity to live

fall. Once such benefit is that the vaccine

for students and faculty returning to cam-

alone, as rental rates plummeted.

will be offered free of charge to students

pus life, said, “Fall of 2021 will be a tran-

and faculty. There will also be exceptions

sitional semester with significantly more

Having roommates at the height of the

and special arrangements made in select

in-person classes and experiences at San

pandemic proved problematic, as it became

cases for those with medical or religious

Francisco State University. When sur-

increasingly difficult to effectively quaran-

reasons for not being able or willing to get

veyed in February, 46 percent of SF State

tine with multiple people, each with their

the vaccine.

students said they plan to move back

own schedules and exposure to the outside

to the Bay Area this fall. We could see

world, while living under the same roof.

that percentage increase with the joint

The roommate model has seemingly been

school? Individuals, including Personnel

announcement by the California State

broken over the last eighteen months. And

and Students, must receive the COVID-19

University and University of California

now with university students returning to

vaccine in order to access University Facili-

requiring COVID-19 vaccines for students

in-person classes, my hope for many of my

ties and Programs in person, unless they

and employees returning to campuses.”

clients who have three-plus-bedroom rent-

Am I required to be vaccinated to attend

have been granted an Exception or Medical Exemption and submitted a Declination Form to the Location Vaccine Authority.

als in their portfolio, is that this model will

Where Do College Students Want to Live—On or Off Campus?

prove viable again.

My first year in college, I lived in the

Salman Shariat, president of Sutro Prop-

Who will pay for the vaccine? Initial sup-

off-campus housing adjacent to San Fran-

erty Management, a San Francisco-based

plies have been paid for by the federal

cisco State University at the Parkmerced

property management firm with over

government. Vaccines administered by the

townhomes—which was close enough for

five hundred San Francisco rentals under

University as part of the program (e.g., dur-

me to roll out of bed and get to class with-

management, shared similar views on the

ing vaccine clinics or at employee health

out having to commute. It was great. And

roommate market rebounding. Salman and

or occupational health offices) are admin-

similarly, although surveys suggest that

his team of leasing agents have been seeing

istered free of charge. In addition, all of

students have a preference for in-person

people move back to the city in droves as

the University’s health plans cover CDC-

classes, many still prefer to have at least

early as January, since the vaccine rollout

recommended vaccines administered by an

some distance from campus—even if it is

began. Yet rentals of larger units have only

employee’s primary care physician or at a

just several hundred feet.

begun to gain traction again as of late.

local pharmacy. According to The College Board, a not-for-

Shariat said, “The rental market is chang-

(For the entire proposal and embedded

profit organization whose membership

ing dramatically. . . it is as if we are in a new

Q&A, please visit the University of Cali-

association is made up of over 6,000 of

rental market each week. You can just see

fornia’s website at www.universityofcali-

the world’s leading educational institu-

it when you walk around the city—Chest-

fornia.edu/coronavirus)

tions, more than 60% of full-time college

nut Street, Polk Street, Union Street are all

students choose to live in housing off-

packed again.” This has translated to leas-

How Many Students Will Return to Local Universities

campus. When we apply this statistic to

ing activities as his team recently rented a

our local rental and apartment market, we

four-bedroom apartment, whereas in the

The pandemic has highlighted the value

can see the importance of college stu-

months prior, larger units were getting little

of distance learning, as well as some of

dents returning to in-person instruction at

to no interest at all.

the drawbacks. The difference is that

our local universities. Students returning

prior to the pandemic, we had a choice.

to campus life could mean some much-

And many are seemingly excited to have

needed relief for landlords who have been

JUNE 2021 | SF APARTMENT MAGAZINE

Back to School… continued on page 64

SF APARTMENT MAGAZINE | JUNE 2021

Faces of Fair Housing written by

STEVEN WILLIA MS

The list of protected characteristics covered by fair housing laws is continually expanding. Read on to stay on the right side of the law. Fair housing laws prohibit landlords, agents, managers, real estate brokers, and salespersons from discriminating against a person or harassing a person because of protected characteristics. These laws protect just about all areas of residential housing, including real estate sales, mortgage lending, homeowner associations, and of course, renting. These laws relate to rental housing as follows: A landlord cannot make oral or written statements, or use notices or advertisements that indicate any preference, limitation, or discrimination based on protected characteristics. Doing so could be discriminatory.

Protected Characteristics The list of protected characteristics covered by fair housing laws is long and continually expanding. When federal fair housing laws were passed more than fifty years ago, they identified only five protected characteristics: race, color, religion, sex, and national origin. Now, with the expansion of federal fair housing laws and the passing of state and local fair housing laws, they identify nearly thirty protected characteristics. In addition to the initial five protected characteristics, fair housing laws also protect persons with the following characteristics: disability; family status; age; gender; gender identity; gender expression; genetic characteristics or information; pregnancy/ childbirth; sexual orientation; medical condition; ancestry; family day care operators; citizenship; immigration status; source of income; military or veteran status; primary language; person with AIDS, transgenderism; height and weight; sexual preference; place of birth; and occupancy by a minor child. This is not even an exhaustive list of protected characteristics. Other characteristics may also be protected.

Applicability of Fair Housing Laws Fair housing laws prohibit discrimination before, during, and throughout the entire duration of a residential tenancy. Landlords need to observe these laws from the moment they post a rental listing, through the rental application process, and continuing through the date the tenant vacates. A landlord cannot engage in any discriminatory conduct or practices. For instance, a landlord cannot do any of the following: • Advertise or make any statement that indicates a limitation or preference based on a protected characteristic; • Falsely deny that a rental unit is available;

JUNE 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | JUNE 2021

• Set more restrictive standards for selecting tenants or refuse to rent to persons with protected characteristics;

to the insurance carrier and request the car-

reading these listings and applying for

rier to provide a defense to the lawsuit.

these rental units. Various public interest

Liability

groups peruse these listings and test landlords by actively looking for discriminatory

Potential liability for violating fair housing

advertisements and practices. They then

ent terms, conditions, or privileges for

laws includes fines, compensation to the

assert discrimination claims against unsus-

rental of a dwelling unit;

tenant for economic losses and emotional

pecting landlords. Landlords must be cog-

distress, punitive damages, cease and desist

nizant of this and have non-discriminatory

orders, and even having to pay the tenant’s

policies and practices.

• Before or during the tenancy, set differ-

• Terminate a tenancy for a discriminatory reason; or • Refuse to make a reasonable accommodation or allow a reasonable modifica-

attorney’s fees. San Francisco landlords may face further liability for violating the

A rental listing doesn’t even need to

San Francisco Rent Ordinance. The Rent

be overtly discriminatory to run afoul

Ordinance provides:

of fair housing laws. If a listing merely has the effect or impact of discouraging

tion for a person with a disability. “No landlord, and no agent, contractor,

a person with a protected characteristic

Even if the characteristic doesn’t

subcontractor or employee of the landlord

from applying for a rental unit, then it is

happen to be a protected one, it is

shall do any of the following in bad faith:

likely discriminatory.

not to treat someone differently based

Violate any law which prohibits discrimi-

For example, a listing for a tiny 450-square-

on a particular characteristic.

nation based on actual or perceived race,

foot studio may advertise that it is “perfect

gender, sexual preference, sexual orienta-

for a single tenant.” While this may be an

tion, ethnic background, nationality, place

accurate depiction and sound innocuous,

In California there are two main bodies of

of birth, immigration or citizenship status,

the effect of the language may actually

law that govern housing discrimination.

religion, age, parenthood, marriage, preg-

deter or discourage a family with a minor

These laws are known as the California

nancy, disability, AIDS or occupancy by a

child from even applying. Family status is a

Fair Employment and Housing Act and

minor child.”

protected characteristic. Because the listing

generally a good practice for a landlord

Tenant Discrimination Claims

may potentially deter a family from even

the Unruh Civil Rights Act. The California

applying, it may be discriminatory.

Department of Fair Employment and Hous-

Bad faith discrimination that violates the

ing (DFEH) generally administers state fair

Rent Ordinance subjects a landlord to

housing laws and claims.

treble damages, which means that the com-

Section 8 Tenancies

pensation awarded to a tenant in a lawsuit

Section 8 is a government housing pro-

Tenants often report discrimination claims

is tripled. Because of the potential liability

gram for low-income tenants whereby the

to the DFEH. The DFEH must then investi-

for discrimination claims, and the myriad

local housing authority guarantees and

gate the claim and determine whether dis-

other claims tenants frequently assert

pays a portion of the tenant’s monthly rent.

crimination has occurred. If it determines

against landlords, it is critical for landlords

Historically, landlord participation in the

discrimination did occur, then it will issue

to maintain landlord insurance policies at

Section 8 program has been voluntary. In

the tenant a right to sue letter. However, the

all times with broad coverage and ample

the past, some landlords have opted not to

DFEH often encourages the parties to me-

liability limits.

participate, often citing an unwillingness

diate and resolve the discrimination claim. Many of these matters settle before a DFEH

Discrimination Examples

determination is made or lawsuit filed.

While all discrimination is prohibited,

to enter into a mandatory contract with the housing authority that is required for Section 8 tenancies.

some fair housing issues tend to present Reporting discrimination claims to the

themselves more frequently than others

Effective January 1, 2020, California en-

DFEH is not mandatory. Instead, tenants

during a landlord’s day-to-day operation.

acted a law classifying rental assistance

may simply file discrimination lawsuits

Examples of these situations include rental

payments from the housing authority as a

against their landlords. And because these

listings, Section 8 tenancies, service and

person’s source of income, which is a pro-

discrimination lawsuits may allege viola-

emotional support animals, and medical

tected classification. As a result, a landlord

tion of local, state, and federal laws, they

marijuana. The following sections illustrate

cannot refuse to rent to a person based

can be filed in either state or federal court.

how fair housing laws may apply to these

solely on the fact that a tenant receives

particular situations.

rental assistance from the housing author-

Anytime a landlord is sued by a tenant,

ity because that would discriminate against

the landlord should promptly determine

Rental Listings

whether the applicable property insurance

Nearly every residential tenancy begins

policies cover the claims made in the law-

with a rental listing followed by a rental ap-

Landlords should not advertise or imply in

suit. The landlord may forward the lawsuit

plication. Fair housing laws protect persons

any way that they will not consider Section

JUNE 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | JUNE 2021

8 tenants. Doing so could get them sued

unit, but they may also enable a disabled

for discrimination. There has recently

tenant to cultivate marijuana plants in the

been a surge in demands and lawsuits

rental unit for medical use. San Francisco

filed against landlords alleging discrimina-

laws permit a tenant to cultivate up to

tion for failure to rent to Section 8 tenants.

twenty-four plants for this purpose.

Landlords must be aware and careful to consider all applicants and tenants equally

Conclusion

and to not allow a person’s source of in-

Landlords must be cognizant of the broad

come to impact their decisions.

fair housing laws. They must not indicate

Service and Emotional Support Animals

any preference, limitation, or discrimination based on a person’s protected characteristic. They must make reasonable

A service animal is one that has formal

accommodations for disabled tenants when

training to assist a person with a disabil-

requested and needed. It is a good idea to

ity, like, for example, a seeing eye dog.

regularly participate in fair housing train-

An emotional support animal is one

ing and classes. Discriminating against a

that may not have any formal training at

person and violating fair housing laws may

all but instead may provide comfort or

have costly consequences and get a land-

emotional support to a person with a

lord sued.

disability. Either animal may be needed for persons with disabilities. Fair housing laws require landlords to

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

make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford a disabled tenant an equal opportunity to use and enjoy a rental unit. Accordingly, a landlord may have to allow a tenant to keep a service or comfort animal in a no-pet building when having that animal reasonably accommodates the tenant’s disability. An example may be a tenant with post-traumatic stress disorder who has a dog that enables the tenant to feel safer and more secure in the rental unit, and consequently alleviates the symptoms of the disorder.

Medical Marijuana Recreational marijuana use is now legal in California. But that does not entitle tenants to smoke marijuana regardless of rental agreement prohibitions. Nevertheless, for

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the same reasons fair housing laws may compel a landlord to allow a tenant to have an animal, they may compel a landlord to allow a tenant to smoke or grow marijuana. This is because marijuana use may be needed to accommodate a disability. Marijuana has long been used and is lawful for medicinal purposes in California. And not only may fair housing laws enable a disabled tenant to smoke marijuana in a rental

JUNE 2021 | SF APARTMENT MAGAZINE

We have 18 years of experience and have filed hundreds of successful passthroughs. Call us today at

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SECTION 8 REMINDER It is unlawful to refuse to consider a prospective tenant with a Section 8 voucher, or to refuse to rent to such an applicant if they meet the landlord’s criteria. In California, rental assistance payments from the housing authority are classified as a person’s source of income. A landlord cannot refuse to rent to a person based solely on the fact that a tenant receives rental assistance from the housing authority because that would discriminate against the tenant based on a source of income. Landlords should not advertise or imply in any way that they will not consider Section 8 tenants. There has recently been a surge in demands and lawsuits filed against landlords alleging discrimination for failure to rent to Section 8 tenants. Landlords must be aware and careful to consider all applicants and tenants equally and to not allow a person’s source of income to impact their decisions. For more information, register for SFAA’s webinar:

SECTION 8 ZOOM WEBINAR THURSDAY, JUNE 24 10:00 A.M. TO 11:00 A.M. To register, contact Maria Shea: (415) 255-3388 x110 or maria@sfaa.org. For a list of upcoming member meetings and webinars, turn to the calendar on page 52.

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SF APARTMENT MAGAZINE | JUNE 2021

COLUMN

RENT BOARD REDUX

Room & Rent Board w r i t t e n b y T H E S A N F R A NC I S C O R E N T B OA R D

Due diligence is the best way to ensure lawful rent increases.

owner, and they decided to create a tenancy with the daughter. Decision: To deny the appeal (5-0).

Editor’s Note: The following San Fran-

owner—the tenant petitioner’s mother—

cisco Rent Board cases are real, though

the tenant petitioner responded as the

1400 Block of 33rd Avenue

they have been edited for space and

daughter of a former owner, not a ten-

The subtenant’s petition alleging a dis-

clarity. They have been selected to

ant, and would not have been consid-

proportional share of rent was granted.

highlight some of the more interesting

ered so under the law, and did not claim

The ALJ found that the total rent paid for

cases that the board reviewed at its re-

to have paid rent. He said that only at the

the unit was $3,200.00; that the subten-

cent commission meetings. For full rent

time of settlement did the former owner

ant petitioner’s proportional share of

board agendas and minutes, please

ask to leave her daughter in possession

the total rent was $1,520.00 from Janu-

visit sfrb.org.

as a tenant, to which the owners agreed;

ary 18, 2020 through June 30, 2020; and

the tenancy was established after the

1500 Block of Newcomb Street

that the master tenant was liable to the

mother vacated; the tenant petitioner

subtenant for rent overpayments in the

The tenant’s petition alleging an unlaw-

did not pay any rent for the first three

amount of $1,494.55. The subtenant ap-

ful rent increase was granted. The ALJ

years; and any order requiring the own-

peals, arguing that the master tenant

determined that the subject unit is not

ers to pay the tenant should be offset,

provided no evidence of the total rent

exempt from the rent increase limita-

under a theory of unjust enrichment.

paid to the owner, and that, based on new evidence, the total rent paid to the

tions of the Rent Ordinance, that the tenant’s lawful base rent is $700.00, and that

The property manager of the unit said

owner is $3,000.00 instead of $3,200.00,

the landlord is liable to the tenant in the

that at the time they signed the lease

and therefore, the overpayment should

amount of $32,246.41 for rent overpay-

agreement with the tenant, she never

be higher.

ments for the period from June 8, 2018

established herself as a tenant, and that

through December 31, 2020.

he’d already provided evidence to prove

The subtenant said that it is not the

that. He said that after the lease signing,

master tenant that is appealing the deci-

On appeal, the landlord argued that the

the tenant petitioner continued to pay

sion but rather that she, the subtenant,

tenant is not a valid tenant because she

the rent for one and a half years, until

is appealing to consider an additional

is the daughter of the foreclosed home-

the Rent Board petition was filed.

overpayment amount. She said that the master tenant stated that she had a

owner who’d lived on the upper floor

property was occupied by the former

of the property; that the tenant did not

The attorney for the owners said that

two-year lease with the landlord, but

prove she paid rent to her mother; that

there was no understanding that the

the master tenant now submits only a

the former homeowner is still living in

tenant petitioner was a tenant, as she

one-year lease. The subtenant said that

the property; and that the tenant paid no

was the daughter of the owner who was

the master tenant has a pattern of false

rent to the former owner from August

foreclosed on and lived in the property,

testimony and had stated that she was

2015 to June 2018, and so any overpay-

and never came forward as a tenant. He

caught off guard by the subtenant’s peti-

ment should be reduced.

said that the record should have indi-

tion filing, but in emails, the subtenant

cated that a notice of change of owner-

had requested written verification of

The attorney for the owners said that

ship was sent to the property after the

the master tenant’s rent amount and

the tenant petitioner claimed in the peti-

bank foreclosed on the property, and

informed the master tenant of her rights

tion that she was a tenant at the time the

there were attempts to serve rent de-

under the Rent Ordinance. She stated

owners purchased the property, but at

mands, which were not responded to.

that the master tenant’s claim of feel-

no point previously did the tenant peti-

He said that they only received notices

ing physically unsafe while they lived

tioner claim to be a tenant. He said that

from the tenant petitioner’s mother,

together and therefore spent less time at

when the owners proceeded with the

who was the former owner, not a ten-

the apartment in the final months is not

foreclosure eviction against the former

ant; they litigated on the basis that the

accurate and not supported by evidence.

JUNE 2021 | SF APARTMENT MAGAZINE

Multi-family residential property sales among top 7 brokers in San Francisco in units sold over 5 quarters* 300 250 200 150 100 50 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 –3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

5+ Unit multi-family property sales in units sold over 5 quarters* among top 7 brokers in San Francisco 60 50 40 30 20 10 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 – 3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

SF APARTMENT MAGAZINE | JUNE 2021

The subtenant said that she thinks that the master tenant submitted a false lease because in written statements, the master tenant said she had a two-year lease with the landlord, and the submitted lease is for one year. She said that she believes that the master tenant submitted a manufactured lease; that the signatures on lease are inconsistent and manufactured, and that the master tenant probably had a lower rent than the downstairs unit, and that she doesn’t understand why the discrepancy exists. Decision: To deny the appeal (5-0).

1700 Block of 33rd Avenue The tenant’s petition alleging an unlawful rent increase under the Costa-Hawkins Rental Housing Act was denied. The ALJ determined that the landlord met his burden of proving that the subject rental unit

Ways to Connect.

is separately alienable from the title to any other dwelling unit; therefore, the December 1, 2020 rent increase from $1,500.00 to $4,200.00 was authorized.

Email SFAA at MemberQuestions@sfaa.org to

Specifically, the ALJ found that that al-

have your questions and concerns promptly addressed,

separate agreements with the tenants,

though the landlord entered into two

or call the office at 415-255-2288. You can also follow

the landlord had not divided the subject

the happenings of your fellow SFAA members and find

ing separate areas of the premises to the

out the latest in the industry by connecting with SFAA on Facebook. Search San Francisco Apartment Association and “Like” it to add it to your news feed. Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

single-family home into two units by renttenants for their exclusive use. On appeal, the tenant argues that the tenant’s lease was an agreement for a designated room in the property, not for shared occupancy of the entire single-family dwelling. The landlord’s attorney told the Board that the property is a single-family dwelling and that the landlord wanted to approve

•

Email SFAA at MemberQuestions@sfaa.org

the original tenant’s roommate request.

•

Connect with SFAA on Facebook.

lives there alone. She said that the land-

•

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

specify only a portion or a room of the

The tenant petitioner roommate now lord listed the entire premises and did not house. She said that the petitioner did not submit any evidence on appeal that was not previously considered. The attorney said that the original lease would supersede any email evidence, and asked that the decision be upheld.

Rent Board Redux… continued on page 48

JUNE 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | JUNE 2021

MIGHTY SMALL

COLUMN

Small Wonders w r i t t e n b y K I L BY S T E N K A M P

The real estate market is picking up, with sales in the 2-4-unit sector taking the lead.

hit hard on one building, with about a 30% decrease in market rents, plus the loss of income as units sat vacant for months. We also temporarily reduced rents for some of the tenants.

t’s hard to believe that it’s been a

This number is also the highest re-

little over a year since San Fran-

corded for the first quarter over the last

Simultaneous to an overall decrease in

cisco came to a screeching halt.

five years. This is a huge indicator that

income, we had an onslaught of mainte-

With any real estate cycle, you

the 2-4-unit market is on the rebound.

nance requests. Appliances and garbage disposals were dropping like flies. We

don’t know you’ve hit the bottom until The pandemic impacted the real

had more requests for dogs than you

estate market across the board, and

can imagine. One couple asked for

The real estate market has really picked

many properties were pulled off the

decreased rent and if they could have a

up with sales in the mighty 2-4-unit sec-

market during the early stages of the

puppy. I reluctantly agreed to the puppy

tor taking the lead. Several rentals that

pandemic. During the first quarter of

and a modest rent reduction. The couple

had been sitting vacant for months have

2020, only 94 2-4-unit properties sold

bought a condo and moved out anyhow.

finally rented. Some are renting at close

in San Francisco.

you look back and it’s behind you.

There was a huge learning curve, and

to pre-pandemic prices, whereas others have taken anywhere from a 20-30% re-

While the price per square foot of

thanks to the San Francisco Apartment

duction in rent. Renters and buyers are

2-4-unit properties is slightly down,

Association, we stayed informed. In

coming back into San Francisco from

we know this will rise, as will the

hindsight, I wish I’d handled a few situ-

all over the United States. The migra-

prices of single-family homes and

ations differently. Given this was my

tion out of San Francisco for many has

condos. There are some great deals

first pandemic though, I have no regrets.

been temporary. Nobody wants to say

out there, and buyers entering the

We’ve now stabilized, and all vacancies

when the pandemic will be over—de-

market can really find value.

are filled with a new breed of renter.

many variables. While the United States

Familiar Pandemic Story

Our most recent renters have been

is looking much better, other parts of

Like most the property owners in San

amazing on paper: huge FICO scores

the world are not.

Francisco, we have a pandemic story

and great income. The bar of expecta-

to tell. Pre-pandemic, we had no vacan-

tion is high. Many are thirtysomething

One epidemiology professor said, “It’s

cies; agreed-upon rents were coming in

techies returning from places like Tahoe

not super helpful to ever claim victory

and life was rosy. We had just started a

or from living with parents elsewhere

over a pathogen.” There are no bench-

long-awaited painting project when the

in the country, but they’re returning to

marks on what constitutes beating the

police showed up and told the painters

their same jobs. There are also new hires

pandemic. So what does this mean for

to go home to shelter in place.

from all parts of the United States.

Shortly thereafter, we started losing

I’m still seeing renters wanting to

tenants, all leaving San Francisco for

cohabitate in larger groups, but they

various destinations across the United

want more space. Many companies

The first quarter sales numbers in the

States, many moving back in with par-

are requiring that employees return to

multi-unit market have rebounded, and

ents. Most took their jobs with them.

work part time, so there is still a need

rents are on their way back up. The

We scrambled to re-rent and somehow

for home office spaces for the remain-

rebound in sales is being driven by the

managed to get the job done. Most of

der of the workweek. All of the newly

2-4-unit market, with 119 sales across the

the rents softened, but we chose not to

adopted pets are drawing tenants to

city in the first quarter of 2021—a 25%

offer move-in discounts that would af-

increase in a year-over-year comparison.

fect base rent going forward. We did get

pending on location, there are just too

the future of the San Francisco’s 2-4-unit real estate market?

Statistics

JUNE 2021 | SF APARTMENT MAGAZINE

Mighty Small… continued on page 65

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S A N FR A NCI S CO M ARK ET UPDAT E | APR I L 2 0 2 1 SNAPSHOT

Q1-2021 SALE PRICE

$2,000,000 

Q1-2021 SALE PRICE

$2,675,000 

One year after the pandemic brought the market to a crawl, lowered median sale prices, and significantly reduced rents; sales numbers in the multi-unit market have rebounded in Q1 and rents appear to be on 42  63  DAYS ON MARKET DAYS ON MARKET their way back up as well.

$675 $543 increase  / SQ. FT. in sales $ / SQ. FT. a 25 percent Driving$the rebound is the 2-4 unit segment with 119 sold across the city; from last year. This spike is to be expected when comparing to last year as many properties were pulled # FOR SALE LAST # FOR SALE LAST off the market during the 163 early stages soldduring Q1  of the pandemic; however, the number of buildings71 APR 2021 is actually higher than the past 5 years of recorded Q1 DAY data. OF MARCH DAY OF MARCH APR II L L 2 20 02 21 1

S A N FR A NCI SCO M ARK ET UPDAT E | WENT INTO INTO Buildings with 5 or moreA units were more affected the pandemic. Most key metricsE are37 down or I L 2 0 2 1 APR 121  SCO SA N FR NCI MbyARK ETWENT UPDAT 2 U 2 -- 4 4 U UN N II T T |B B U II L LD D II N NG GS S CONTRACT CONTRACT flat, however the median price per square foot did record 6.7 percent higher than last year. There has also been a significant spike in the number of buildings that went into contract.

PROPERTIES SOLD

2 - SOLD 4 U N I T27BU I L D I N G S PROPERTIES

119 

MONTH-OVER-MONTH MONTH-OVER-MONTH COMPARISON COMPARISON MONTH-OVER-MONTH 2-4 UNI T BUICOMPARISON LD I NG S

5+ UNIT BUILDINGS

Sources: SFAR MLS & BrokerMetrics; Single-family. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

Q1-2021 SALE PRICE DAYS ON MARKET

$2,000,000 

SALE PRICE

42 

$ / SQ. FT. CHANGE MONTH: CHANGE IN IN PAST PAST MONTH:

$675 

# FOR LAST CHANGE IN SALE PAST MONTH:

163 

Y V E YE EA AR R -- O OWENT VE ER R -- Y YINTO EA AR R C II S CO OM MP PA AR RCONTRACT SO ON N Y E A R - OV E R -Y E A R SOLD C PROPERTIES O M PA R I S O N

121 

DAY OF MARCH

Q1-2021

DAYS ON MARKET

63 

$543  $ / SQ. FT. DAYS DAYS O ON N M MA AR RK K ET: ET:

-72 -72 days days

# FOR SALE LAST DAYS O71 N M A R K ET: DAY OF MARCH

-72 days

S SA AL LE E PR PR II C C E: E: +10.6% +10.6% S A L E PR I C E: +10.6%

119 

SALE SALE PRICE PRICE

WENT INTO MEDIAN MEDIAN 37  CONTRACT Q1-2021 Q1-2020 %Δ Q1-2021 MEDIAN Q1-2020 %Δ 27  PROPERTIES SOLD $2,000,000 $2,050,000 -2.4%

DAYS DAYS ON ON MARKET MARKET SALE PRICE $ $ // SQ. SQ. FT. FT. DAYS ON MARKET PRICE PER PRICE PER UNIT. UNIT. $ / SQ. FT.

$2,000,000 Q1-2021 42 42 $2,000,000 $675 $675 42 $831,667 $831,667 $675

$2,050,000 Q1-2020 41 41 $2,050,000 $689 $689 41 $875,000 $875,000 $689

Driving Driving the the rebound rebound in in sales sales is is the the 2-4 unit unit segment 2-4 segment with with 119 119 sold sold Drivingthe the rebound in sales is the across across the city...’ city...’ Sources: SFAR MLS & BrokerMetrics; Single-family. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to $831,667 $875,000 errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075 PRICE PER UNIT. 2-4 unit segment with 119 sold across the city...’

-2.4% %Δ +2.4% +2.4% -2.4% -2.0% -2.0% +2.4% -5.0% -5.0% -2.0%

2019 2019 $2,025,000 $2,025,000 2019 27 27 $2,025,000 $683 $683 27 $825,000 $825,000 $683

-5.0%

$825,000

TOTAL TOTAL WENT WENT INTO INTO CONTRACT CONTRACT

PROPERTIES PROPERTIES SOLD SOLD WENT INTO CONTRACT # FOR SALE LAST DAY OF MARCH # FOR SALE LAST DAY OF MARCH)) PROPERTIES SOLD % OF PROPERTIES % OF PROPERTIES SOLD SOLD OVER OVER LIST LIST PRICE PRICE # FOR SALE LAST DAY OF MARCH) % % OF OF LIST LIST PRICE PRICE RECEIVED RECEIVED % OF PROPERTIES SOLD OVER LIST(AVERAGE) PRICE (AVERAGE) % OF LIST PRICE RECEIVED

$2,675,000 

Q1-2021 TOTAL Q1-2021 121 121 Q1-2021 119 119 121 163 163 119 37.0% 37.0% 163 100.4% 100.4% 37.0%

Q1-2020 Q1-2020 68 68 Q1-2020 95 95 68 144 144 95 41.1% 41.1% 144 100.5% 100.5% 41.1%

%Δ %Δ +77.9% +77.9% %Δ +25.3% +25.3% +77.9% +13.2% +13.2% +25.3% -10.0% -10.0% +13.2% -0.1% -0.1% -10.0%

2019 2019 468 468 2019 448 448 468 -448 54.0% 54.0% 104.3% 104.3% 54.0%

100.4%

100.5%

-0.1%

104.3%

SFAR MLS & BrokerMetrics; Property types covered: 2-4 unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. SFAR MLS & BrokerMetrics; Property types covered: 2-4 unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. (AVERAGE) All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

SFAR MLS & BrokerMetrics; Property types covered: 2-4 unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

S A N FR A NCI SCO M ARK ET UPDAT E | APR I L 2 0 2 1 5+ UNIT BUILDINGS S A N FR A NCI SCO M ARK ET UPDAT E | APR I L 2 0 2 1

TOTAL TOTAL TOTAL

MEDIAN MEDIAN MEDIAN

Y E A R - OV E R -Y E A R CO M PA R I S O N S A N FR A NCI SCO Y E A R - OV E R -Y E A R Q1-2021 CO M PA R I S O N $2,675,000 Y E A R - O V E R - YSALE E A RPRICE Q1-2021 CO M PA R I S O N 63 DAYS ON MARKET SALE PRICE $ / SQ. FT. DAYS ON MARKET SALE PRICE PERPRICE UNIT. $ / SQ. FT. DAYS ON MARKET CAP RATE. PRICE PER UNIT. $ / SQ. FT. GROSS RENT MULTIPLIER. CAP RATE. PRICE PER UNIT. WENT INTOMULTIPLIER. CONTRACT GROSS RENT CAP RATE. PROPERTIES SOLD GROSS RENT WENT INTOMULTIPLIER. CONTRACT # FOR SALE LAST DAY OF MARCH. PROPERTIES SOLD WENT INTO CONTRACT % OF PROPERTIES SOLD # FOR SALE LAST DAY OF OVER LIST PRICE. PROPERTIES SOLD MARCH. % OF LIST PRICE OF PROPERTIES SOLD #%FOR SALE LAST DAY OF (AVERAGE) RECEIVED OVER LIST PRICE. MARCH.

5 + U N IET |BAPR U I L ID S L I2N0G 21 M ARK ET UPDAT Q1-2020

%Δ 5+

U N I T 2019 BUILDINGS

$3,200,000

-16.4%

$3,500,000

Q1-2020

%Δ

2019

$2,675,000 Q1-2021 $543 63 $2,675,000 $460,000 $543 63 4.10% $460,000 $543 14.3 4.10% $460,000 37 14.3 4.10% 27* 14.3 37 71 27* 37 11.1% 71 27*

60 $3,200,000 Q1-2020 $509 60 $3,200,000 $433,333 $509 60 3.75% $433,333 $509 16.6 3.75% $433,333 25 16.6 3.75% 31 16.6 25 46 31 25 22.6% 46 31

+5.0% -16.4% %Δ +6.7% +5.0% -16.4% +6.2% +6.7% +5.0% +9.3% +6.2% +6.7% -13.9% +9.3% +6.2% +48.0% -13.9% +9.3% -12.9% -13.9% +48.0% +54.3% -12.9% +48.0% -50.9% +54.3% -12.9%

52 $3,500,000 2019 $531 52 $3,500,000 $445,833 $531 52 4.26% $445,833 $531 15.7 4.26% $445,833 144 15.7 4.26% 143 15.7 144 143 144 30.1% 143

93.4% 11.1% 71

96.9% 22.6% 46

-3.6% -50.9% +54.3%

97.9% 30.1% -

% OF LIST PRICE % OF PROPERTIES SOLD

93.4% 96.9% -3.6% 97.9% 11.1% 22.6% -50.9% 30.1% (AVERAGE) OVER PRICE. ...BuildingsRECEIVED with 5 or LIST more units were more affected by the pandemic. Most key metrics are down or flat, however the median price per square did record 6.7 percent higher than last year. There has also been a significant spike in the % OF LISTfoot PRICE 93.4% 96.9% -3.6% 97.9% (AVERAGE) RECEIVED number of buildings that went contract. ...Buildings with 5 or more unitsinto were more affected by the pandemic. Most key metrics are down or flat, however the median price per square foot did record 6.7 percent higher than last year. There has also been a significant spike in the

Mnumber EDIA A went Vunits A into Lwere Ucontract. Emore S ( Q 1affected 2021) of N buildings that ...Buildings withA5RorE more by the pandemic. Most key metrics are down or flat, however the

median price per square foot did record 6.7 percent higher than last year. There has also been a significant spike in the % OF LIST PRICE HOMES PRICE PER CAP RECEIVED SOLD UNIT RATE.

Mnumber E DDISTRICT IA A R Ethat A went V 5+ A into LUNIT Ucontract. E S ( Q 1 2$0 /2 1SQ. ) of N buildings FT. BUILDINGS MED I A N1 A R E A V$3,655,000 A LUNIT UES 5+ District DISTRICT

(AVERAGE)

% OF LIST PRICE 94.7% RECEIVED

HOMES 2* SOLD 1* HOMES 2* SOLD 0 1* 2* 0 0 1* 7* 0 0 3* 7* 0 6* 3* 7* 4* 6* 3* 4* 4* 6* 0 4* 4* 0 4*

PRICE PER CAP $420,455 4.21% $ /$579 SQ. FT. BUILDINGS UNIT RATE. (AVERAGE) District 2 $1,525,000 $371 $305,000 3.72% % OF 95.4% LIST PRICE 5+ UNIT PRICE PER CAP District 1 $3,655,000 $579 $420,455 4.21% 94.7% DISTRICT $ / SQ. FT. RECEIVED BUILDINGS UNIT RATE. (AVERAGE) District 3 District 2 $1,525,000 $371 $305,000 3.72% 95.4% District 1 $3,655,000 $579 $420,455 4.21% 94.7% District 4 District 3 District 2 $1,525,000 $371 $305,000 3.72% 95.4% District 5 $2,675,000 $595 $519,000 4.10% 92.8% District 4 District District 3 6 $2,072,000 $505 $382,500 3.90% 89.8% District 5 $2,675,000 $595 $519,000 4.10% 92.8% District District 4 7 $3,337,500 $550 $489,500 4.43% 97.6% District 6 $2,072,000 $505 $382,500 3.90% 89.8% District $2,675,000 $595 $519,000 4.10% 92.8% District 5 8 $2,937,500 $506 $374,000 2.83% 90.6% District 7 $3,337,500 $550 $489,500 4.43% 97.6% District 6 $2,072,000 $505 $382,500 3.90% 89.8% District 9 $2,475,000 $403 $337,479 4.92% 92.2% District 8 $2,937,500 $506 $374,000 2.83% 90.6% District $3,337,500 $550 $489,500 4.43% 97.6% District 7 10 District 9 $2,475,000 $403 $337,479 4.92% 92.2% District 8 $2,937,500 $506 $374,000 2.83% 90.6% * Small sample size (n<50); use caution when interpreting statistics. Sources: SFAR MLS & BrokerMetrics; Property types covered: 5+ unit buildings. Only property data posted on the MLS is covered. All information is deemed 10 reliable, but not guaranteed for accuracy. revisions, and is not warranted. ©2020 Vanguard Properties. All rights District - All data is subject to errors, omissions, reserved. Equal Housing Opportunity.9DRE No. 01486075 District $2,475,000 $403 $337,479 4.92% 92.2% District 10

(Q1 2021)

* Small sample size (n<50); use caution when interpreting statistics. Sources: SFAR MLS & BrokerMetrics; Property types covered: 5+ unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075 * Small sample size (n<50); use caution when interpreting statistics. Sources: SFAR MLS & BrokerMetrics; Property types covered: 5+ unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

SF APARTMENT MAGAZINE | JUNE 2021

S A N FR A NCI SCO M ARK ET UPDAT E | APR I L 2 0 2 1 Y E A R - O V E R -Y E A R CO M PA R I S O N S S A N FR A NCI SCO M ARK ET UPDAT E | APR I L 2 0 2 1 Y E A R - O V E R -Y E A R CO M PA R I S O N S

MEDIAN S ALE PR ICE

S A N FR A NCI SCO M ARK ET UPDAT E | APR I L 2 0 2 1 MEDIAN S ALE PR ICE

Y E A R - O V E R - Y E A R2-4CUNIT O M BUILDINGS PA RIS O NS $2, 000, 000 -2.4% year-over-year 2-4 UNIT BUILDINGS

MEDIAN S ALE PR ICE

$2, 000, 000

5+ UNIT BUILDINGS -2.4% year-over-year

$2, 675, 000

-16.4% 5+ UNITyear-over-year BUILDINGS

2-4 UNIT BUILDINGS

$2, 675, 000, 000

-16.4% year-over-year -2.4% year-over-year

5+ UNIT BUILDINGS ME DIAN MAR KE T TIME

$2, 675, 000

2-4 UNIT BUILDINGS

42 days

-16.4% year-over-year

ME DIAN MAR KE T TIME

+1 UNIT days year-over-year 2-4 BUILDINGS

42 days

5+ UNIT BUILDINGS +1 days year-over-year

63 days

ME DIAN MAR KE T TIME

+3UNIT days year-over-year 5+ 2-4 UNITBUILDINGS BUILDINGS

63 42 days

+3 +1 days days year-over-year year-over-year

5+ UNIT BUILDINGS

63 days NUMB E R O F SAL E S

+3 days year-over-year

NUMB E R O F SAL E S

2-4 UNIT BUILDINGS

119

+25.3% 2-4 UNITyear-over-year BUILDINGS

119

NUMB E R O F SAL E S

5+ UNIT BUILDINGS +25.3% year-over-year

-12.9% 5+ UNITyear-over-year BUILDINGS

2-4 UNIT BUILDINGS

27 119

-12.9% year-over-year +25.3% year-over-year

5+ UNIT BUILDINGS Sources: SFAR MLS & BrokerMetrics. Property types covered: 2-4 & 5+ unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

-12.9% year-over-year Sources: SFAR MLS & BrokerMetrics. Property types covered: 2-4 & 5+ unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

Sources: SFAR MLS & BrokerMetrics. Property types covered: 2-4 & 5+ unit buildings. Only property data posted on the MLS is covered. All information is deemed reliable, but not guaranteed for accuracy. All data is subject to errors, omissions, revisions, and is not warranted. ©2020 Vanguard Properties. All rights reserved. Equal Housing Opportunity. DRE No. 01486075

JUNE 2021 | SF APARTMENT MAGAZINE

CONTACT HRH AND ELEVATE YOUR REAL ESTATE SERVICES! PROVEN EXPERTISE IN:

DON'T SETTLE FOR LESS THAN THE BEST.

RENEE A. ENGELEN, DRE 01879547 OWNER & PRESIDENT - HRH REAL ESTATE PRESIDENT - PROFESSIONAL PROPERTY MANAGERS ASSOCIATION OF SAN FRANCISCO

PROPERTY MANAGEMENT PROPERTY LEASING SALES & ACQUISITIONS

(415) 810-6020

CONSULTING PROJECT MANAGEMENT CONTRACT NEGOTIATIONS

INFO@HRHREALESTATE.COM

SCAN TO LEARN MORE ABOUT HRH REAL ESTATE SERVICES CORPORATION!

SF APARTMENT MAGAZINE | JUNE 2021

JUNE 2021 | SF APARTMENT MAGAZINE

sf.0219.rentals-in-sf.pdf

2/6/19

7:16 AM

Landlord & Leasing Agent, A Winning Combo. C

CMY

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

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

• Multi-family specialists • Value add remodels • Accessory Dwelling Units • Physical needs assessments • Pre-purchase consultations • Feasibility and capacity studies • Interior / Exterior renovations • Urban infill • Mixed-use • Review Services

SF APARTMENT MAGAZINE | JUNE 2021

sfaa sfaa 2021 What You Need to Know

Rent Board Redux… continued from page 38

The tenant said that the landlords’ appeal should be denied as untimely, and that the landlords’ written reasons for the appeal were inaccurate, as one of the landlords is a lawyer and has extensive knowledge of the law. He said that the decision and hearing were fair and that the parties had the time to present their case and the facts. He said that the landlords offer no new evidence

2021 SFAA UPDATES

SFAA’S 2021 TRADE SHOW

The June 17 virtual event will be jam-packed with important and timely information for San Francisco rental property owners. To sponsor the event, contact Vanessa Khaleel at vanessa@sfaa.org. For more information, turn to page 61.

nor facts, and just restate the case already made, and don’t offer proof of a procedural error, nor evidence of an abuse of discretion. He urged the Board to deny the appeal and to uphold the decision. Decision: MSC: To deny the appeal (4-1). To learn more about the San Francisco Rent Board, call 415-252-4602 or go to sfrb.org.

VIRTUAL MEMBER MEETINGS WEDNESDAY, JULY 21 9:00 am

UPCOMING CLASSES During the pandemic, the monthly SFAA member meetings and classes will be held virtually. For member meeting topics and schedules, go to www.sfaa.org. For a list of virtual SFAA classes, turn to the calendar on page 52.

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

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

JUNE 2021 | SF APARTMENT MAGAZINE

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

SF APARTMENT MAGAZINE | JUNE 2021

COLUMN

LEGAL Q&A

Collaborate to Innovate w r i t t e n b y VA R IOU S AU T HOR S

Don’t rely upon the eviction process as a way to govern tenancies and solve management problems. Q. I am refinancing a duplex, save for the narrow exceptions to ad-

and an appraiser needs to access the units. One tenant refuses to grant access due to COVID. Is there anything I can do?

very limited change-in-use allowances are numbered. Lawmakers are already actively and seriously contemplating this legislative agenda. Indeed, we have been moving in that direction for a long, long time. The pandemic simply accelerated

dress violence or health and safety emer-

what has been slowly happening for de-

gencies. In other words, the tenant’s

cades. Accordingly, the golden advice for

conduct must be so harmful to other

the new decade is as follows: Find bet-

building residents that law enforcement,

ter, more creative ways to work out your

for the good of the public, must act to re-

problems with tenants. In the case pre-

store possession to the owner, provided

sented here, offer to pay for a short hotel

there is a court judgment specifically

stay or ask them to allow a virtual tour of

dous transformation in our housing

directing this measure. Otherwise, for

the interior. Resorting to legal processes

industry that was festering for years but

the first time in over a century, housing

is no longer a realistic default course of

now has exploded during the COVID

providers and their tenants have been

action. Rather, embrace a reality where

crisis. The profound change can be

forced to work through disputes outside

we all have to learn to meaningfully get

summarized as follows: No more should

of eviction litigation.

along with each other.

A. This question highlights a tremen-

property owners rely upon the eviction process as a way to govern tenancies

Hopefully by July of this year, with

and to solve management problems.

regard to tenants who fail to pay post-

Those days are probably gone for good.

June rent, or in instances where they do not qualify for COVID relief for unpaid

Q. A tenant washed an area

rug in the in-unit laundry, which did not go well. I had the machine repaired and I took care of the expenses. I gave her the manual for the machine and highlighted what not to put in the washer. Well, she washed the rug again, and there is extensive water damage to the floors. How should I proceed?

Had this question been posed before

rent during the March 2020 through

2020, the answer might have been as

June 2021 period, housing providers

follows: Warn the tenants that denial of

will be able to recover possession of

access for lawfully permitted entries is

their units. Owners exiting the rental

a basis to terminate the tenancy; should

business under the Ellis Act may also be

this admonition be ignored, then con-

able to continue with their endeavors.

tact your legal counsel to initiate court

And certainly tenants acting violently

proceedings to terminate the tenancy,

or engaging in conduct that jeopardizes

as the failure to grant properly noticed

the health and safety of others will be re-

access is a recognized just cause reason

moved. But what about evictions for de-

to terminate a residential tenancy. Well,

nial of access, breach of lease covenants,

times have certainly changed.

condominium conversions, refusal to

kinds of relationships in life, each

A. We experience many different

execute renewal agreements, or owner/

with their own unique challenges.

For starters, the onset of the pandemic

relative move-ins? Do we really believe

When your kids won’t do their chores,

brought about local, statewide, and even

that those allowances will continue in

you stand firm. When your partner

federally sponsored bans on most types

the new world?

doesn’t do housework the right way,

of evictions. The current local morato-

—Dave Wasserman

you passive-aggressively correct them.

rium runs through June 30, 2021, but, as

Maybe, but maybe not. In this author’s

But when your tenant brazenly abuses

discussed below, that ban may extend

humble opinion, the days of perma-

shared facilities after you literally just

well beyond the stated expiration date.

nently displacing residents for reasons

told them how laundry works!?

So for the past year, almost no forced

outside of a refusal to pay rent, the com-

housing displacements have occurred,

mission of egregious conduct, or for

JUNE 2021 | SF APARTMENT MAGAZINE

Legal Q&A… continued on page 62

SF APARTMENT MAGAZINE | JUNE 2021

sfaa 2 2021calendar

sfaa

June

WEDNESDAY, JUNE 2 Lunch & Learn Initial Inspection Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

MONDAY, JUNE 7 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, JUNE 9 Lunch & Learn Final Move-Out/Security Deposits Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

WEDNESDAY, JUNE 9 Keeping Your Property Within Your Family Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $65

THURSDAY, JUNE 10 SF Rental Assistance Program Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m. Members $65 Non Members $95

TUESDAY, JUNE 15 Rodents 101 Webinar Zoom Webinar System 10:00 a.m. to. 12:00 p.m. Members $65 Non Members $95

WEDNESDAY, JUNE 16 Lunch & Learn Small Claims Court Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

WEDNESDAY, JUNE 17 SFAA Annual Virtual Trade Show (See page 69 for details.)

WEDNESDAY, JUNE 23 Lunch & Learn Are You Physically Ready to Show Your Unit Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

THURSDAY, JUNE 24 Section 8 Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m. Members $45 Non Members $65

WEDNESDAY, JUNE 30 Lunch & Learn Rental Criteria Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

July WEDNESDAY, JULY 7 Lunch & Learn Rental Rates Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

MONDAY, JULY 12 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, JULY 14 Lunch & Learn Advertising & Marketing Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

WEDNESDAY, JULY 21 Lunch & Learn Showings Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

WEDNESDAY, JULY 28 Lunch & Learn Virtual Tours Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $45 Non Members $75

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

JUNE 2021 | SF APARTMENT MAGAZINE

WEDNESDAY, JULY 21 Virtual Member Meeting 9:00 a.m.

join online at sfaa.org or call 415.255.2288

2021 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$25.00

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999. ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

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

THROUGH INTELLIRENT STEP 1:

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

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

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

415-849-4400

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

0.8%

.01225

10 YEARS

1.0%

.00876

15 YEARS

1.2%

.00607

20 YEARS

1.4%

.00478

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

AMOUNT

03/01/21 - 02/28/22

0.6%

03/01/20 - 02/28/21

2.2%

03/01/19 - 02/29/20

2.2%

03/01/18 - 02/28/19

1.2%

03/01/17 - 02/28/18

0.6%

2015-2016

$18.50

2014-2015

$18.00

03/01/16 - 02/28/17

0.2%

2013-2014

$14.50

03/01/15 - 02/29/16

0.1%

2012-2013

$14.50

03/01/14 - 02/28/15

0.3%

2011-2012

$14.50

03/01/13 - 02/28/14

0.4%

2010-2011

$14.50

03/01/12 - 02/28/13

0.4%

2009-2010

$14.50

03/01/11 - 02/29/12

0.4%

2008-2009

$14.50

2007-2008

$13.00

2006-2007

03/01/10 - 02/28/11

0.9%

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

$11.00

03/01/07 - 02/29/08

5.2%

2005-2006

$10.00

03/01/06 - 02/28/07

3.7%

2004-2005

$11.00

2003-2004

$21.50

2002-2003

$21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

ALLOWABLE RENT INCREASES

2021 – 2022: .7%

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

AMOUNT

03/01/21 - 02/28/22

.7%

03/01/20 - 02/29/21

1.8%

03/01/19 - 02/29/20

2.6%

03/01/18 - 02/28/19

1.6%

03/01/17 - 02/28/18

2.2%

03/01/16 - 02/29/17

1.6%

03/01/15 - 02/29/16

1.9%

03/01/14 - 02/28/15

1.0%

03/01/13 - 02/28/14

1.9%

03/01/12 - 02/28/13

1.9%

03/01/11 - 02/29/12

0.5%

03/01/10 - 02/28/11

0.1%

03/01/09 - 02/28/10

2.2%

03/01/08 - 02/28/09

2.0%

03/01/07 - 02/29/08

1.5%

03/01/06 - 02/28/07

1.7%

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

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

& information SF APARTMENT MAGAZINE | JUNE 2021

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY 415-244-1339 www./firstexchange.com/ HERITAGE CAPITAL ADVISORS Eric Scaff 415-834-1031 www.heritagecap.com LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com REAL ESTATE TRANSITION SOLUTIONS Austin Bowlin (206) 686-2211 aabowlin@re-transition.com

ACCOUNTANTS

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

ALARM COMPANY

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

ARCHITECTURE

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

415-695-2700

ASSOCIATIONS

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

ATTORNEYS

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com

415-577-4685

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

415-409-7611

CHONG LAW Dolores Chong

415-438-7807

DAVE WASSERMAN Dave Wasserman 415-567-9600 dwasserman@wassermanstern.com DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

415-753-3811

JUNE 2021 | SF APARTMENT MAGAZINE

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com

THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net

FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070

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

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

415-490-9020

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

415-421-0100

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

415-861-8800

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net JACOBSON LAW PC Isaac@jacobsonlawsf.com 415-421-0100 KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com LAW OFFICES OF FRANCISCO GUTIERREZ Francisco Gutierrez 415-805-6508 francisco@gtzlegal.com LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com O’GRADY LAW GROUP John O’Grady john@ogradylaw.com www.ogradylaw.com

415-986-8500

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com RILEY ERSOFF & SHAKHNIS Grant Riley 310-227-5368 grant@reslaw.com TRN LAW ASSOCIATES Tiffany Norman tiffany@trnlaw.com

415-823-4566

WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

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

BEDBUG DETECTION

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.com SCENT TEK Brent & Kevin Youngblood 415-933-0879 www.scent-tek.com

CLEANING SERVICES

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

510-274-1548

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

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

COMMERCIAL/RETAIL LEASING SERVICES

EMERGENCY SYSTEMS, INC. Eric Hagerman (415) 564-0400 esmfire@earthlink.net

BLATTEIS REALTY CO. David Blastteis www.sfretail.net

415-981-2844

CONSULTANTS: PERMITS & PLANNING

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

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

800-961-2580

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

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

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

ENERGY SERVICES / GAS & ELECTRIC

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

ENVIRONMENTAL CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

415-279-6113

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

FIRE PROTECTION CONTRACTORS

AEC ALARMS 408-298-8888 Ext: 121 SFfire@aec-alarms.com BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com

CHASE COMMERCIAL LENDING Ingrid Marlow 650-737-6212

LOCKSMITHS

CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086

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

WARMAN SECURITY Peter Badertscher www.warmansecurity.com

GARBAGE COLLECTION SERVICES

MAINTENANCE REPAIR SERVICE

RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com

MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com

INSURANCE COMPANIES

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

RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.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 BIDDLE-SHAW INSURANCE SERVICES, INC Greg Holl 415-586-7200 www.biddleshaw.com COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com GORDON ASSOCIATES INSURANCE SERVICES Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

LENDING / FINANCIAL SERVICES

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

415-794-2176

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

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

415-775-8513

CITY REPAIR SERVICES Fernando Fonesca 415-602-6524 contact@citycarerepair.com

MEDIATION

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

ORGANIC WASTE SOLUTIONS

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

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

415-254-7818

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

415-334-3277

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

PLUMBING SERVICES

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com R & L PLUMBING Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com

SF APARTMENT MAGAZINE | JUNE 2021

URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

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

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

PROJECT MANAGEMENT

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

CREATIVE WEALTH CAPTIAL Michael Gallin 415-779-6241 mike@creativewealthcapital.com

BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

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

415-221-2032

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

EQUITY ONE Brenda M. Obra www.equity1sf.com

415-441-1200

CREATIVE WEALTH CAPITAL MichaelGallin mike@creativewealthcapital.com

PROPERTY MANAGEMENT

ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 www.alexandersonproperties.com

415-608-3050

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com CHANDLER PROPERTIES Carolyn Chandler 415-921-5733 www.chandlerproperties.com

property management

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

GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 www.goodwin-realty.com GREENTREE PROPERTY MANAGEMENT Mike McCamish 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. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

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

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

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

415-981-5780

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

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

415-421-7116

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

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

HOGAN & VEST INC. Simon Wong hoganvest.com

CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com DEWOLF William Talmage www.dewolfsf.com

415-221-2032

GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com GREENTREE PROPERTY MANAGEMENT 415-828-8757 www.greentreepmco.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com J. WAVRO PROPERTY MANAGEMENT James Wavro 415-509-3456 LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

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

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

415-386-3111

JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net

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

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

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

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

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

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

LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

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

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

members

JUNE 2021 | SF APARTMENT MAGAZINE

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

415-648-1516

MW PROPERTY GROUP Marc Wilson 415-640-5807 marc@mwpropertygroupco.com MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co

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

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

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

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

PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584 jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com SC PROPERTY MANAGEMENT Robert Guglielmi 650-342-3030 bob.guglielmi@scpropsm.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com/ W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

PROPERTY MANAGEMENT SOFTWARE

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

CORCORAN COMMERCIAL Jeremy Williams (415) 932-9846 jeremy@jeremywilliams.com jeremywilliams.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

STESSA Victor Perez www.stessa.com

626-524-4931

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

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

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

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

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mark Bonn 415-614-4354 mbonn@apr.com ALAIN PINEL INVESTMENT GROUP Jay Greenberg 415-593-8615 www.aprinvestmentgroup.com ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com BAY AREA PREMIER PROPERTIES Peter Fisler 415-606-6621 www.bayareapremierproperties.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com

(415) 370-7077

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

415-717-8709

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

415-386-3111

SHAMROCK REAL ESTATE COMPANY Trent Moore 415-359-2400 www.shamrocksf.com STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com W. REAL ESTATE Tim Muelller 415-961-6531 timothymueller@hotmail.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

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

SF APARTMENT MAGAZINE | JUNE 2021

sfaa sfaa 2021 membership application

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

REGULAR MEMBER DUES

Base Fee

Units Fee

1-22

$420 +

$6.50 per unit =

23 +

$375 +

$8.50 per unit =

TOTAL UNIT AMOUNT:

RENT BOARD PETITIONS

RENTAL LISTING SERVICES

Base Fee

Unit Fee

1-22

$520 +

$4.00 per unit =

23 +

$475 +

$6.00 per unit =

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

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

TOTAL AMOUNT:

ASSOCIATE MEMBER DUES: $495

MAZAL55 PROPERTIES Oren S. Bordo orenb55@gmail.com

CONTACT INFORMATION Contact Person

415-279-2791

RESIDENTIAL LEASING

Company/Title

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

Address City

State

Zip

Mobile Phone Email Address

GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

Website PAYMENT METHOD Amex

Visa

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date HOW DID YOU HEAR ABOUT US?

Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

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

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

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

TOTAL AMOUNT:

Units

Check

REFINISHING / RESURFACING SERVICE

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

MANAGEMENT COMPANY DUES

TOTAL UNIT AMOUNT:

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

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

MEMBERSHIP LEVEL & COST

Units

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

JUNE 2021 | SF APARTMENT MAGAZINE

HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com J. WAVRO ASSOCIATES James Wavro www.jwavro.com

415-509-3456

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

RELISTO Eric Baird www.relisto.com

415-236-6116

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

415-409-3263

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

SECURITY

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

562-712-7504

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

510-595-1994

SGDM, LLC George Mak www.sgdmllc.com

415-462-0619

W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

CONTRACTOR OR VENDOR?

ALARM COMPANIES

AEC Alarms Emergency Systems, Inc.

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

SUBMETERS

ARCHITECTURE & DESIGN SERVICES

Openscope Studio ATTORNEYS

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

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

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

ad index NEED A PROFESSIONAL

972-820-3015

Luther Burbank

CONTRUCTION & CONTRACTORS

Pribuss Engineering

LOCKSMITHS

WATER CONSERVATION SERVICE

Pac West Painting Tara Pro Painting

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

62 51 46 62

WASH 60

Crown Lock & Safe Warman Security

WATER DAMAGE SERVICE

LAUNDRY SERVICES

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

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

19 49

PAINTING CONTRACTORS

PETITION SERVICES

Rent Board Passthroughs

65 65 48 64

49 57 51 29 46

PROPERTY MANAGEMENT SOFTWARE

Appfolio 35 Yardi 33 REAL ESTATE BROKERS

Amore Real Estate 64 Coldwell Banker Commercial / Caravelli 41 Coldwell Banker Commercial / McGue 13 Colliers / DeVincenti 2 Compass / Antonini 67 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 37 Corcoran / The Jones Team 15 EXP Realty / Williams 25 HRH Real Estate 45 Kay Properties & Investments, LLC 17 Marcus & Millichap 20-21 Real Estate Transition Solutions 12 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 64 UTILITIES BILLING SERVICES

Livable 51 34

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Berendt Properties Gaetani Real Estate, Inc. Maven Maintenance

Real Management Company Rentals in SF S&L Property Management Structure Properties West Coast Property Management

6 68 39

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

WATERPROOFING

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

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

SF APARTMENT MAGAZINE | JUNE 2021

sfaa’s SB91 COVID-19

Rental Assistance Program Webinar SB91 COVID-19 RENT RELIEF

Under Senate Bill 91 (SB-91), the State of California will provide emergency rental assistance to California households and landlords impacted by the COVID-19 pandemic. In addition to the state program, local governments can administer their own programs to allocate funds. Join Attorney Clifford Fried of Fried & Williams LLP as he explains the process of collecting unpaid rent through San Francisco’s Rental Assistance Program. Instructor: Clifford Fried, Fried & Williams DATE & TIME:

Thursday June 10, 2021 10:00 am - 11:00 am COST

Members: $65 Nonmembers: $95

New Washer & Dryer Sales 

Quick Availability — we have a full stock of machines and parts ready for sale today

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Plus, our machines can be outfitted to accept coin or card payment, as well as contact-free mobile payment.

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Visit wash.com/sales or call 800-236-5599 60

JUNE 2021 | SF APARTMENT MAGAZINE

INFORMATION:

Contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org Once you complete registration you will be sent a separate link to register for the Zoom system.

SFAA VIRTUAL TRADE SHOW Join us as a Sponsor

Thursday, June 17th, 2021

SPONSOR BENEFITS - $1,100

Company promoted throughout event

Host Zoom break-out room

Direct mailer to all attendees after event

Included in email blasts to our full membership

Schedule one-on-one sessions with attendees

Include your swag in our SFAA Swag Bag

Link on our website

SPONSOR BENEFITS - $800

Company promoted throughout event

Included in email blasts to our full membership

Schedule one-on-one sessions with attendees

Include your swag in our SFAA Swag Bag

Link on our website

For more information and Sponsor sign-ups, please

contact Stephanie Alonzo at Stephanie@sfaa.org or visit our

website at www.sfaa.org to register.

SF APARTMENT MAGAZINE | JUNE 2021

Legal Q&A… continued from page 50

Do you “break up”? A landlord often considers that ultimatum, but divorce is expensive, and maybe this relationship is worth saving. But your tenant needs to understand that their behavior hurt you and they need to promise to make amends. It starts with paying for the damage. They either need to do this out of pocket or try to tender to their renter’s insurance. If they won’t work on the relationship, you need to look elsewhere for help. A small claims court judge may provide you both with some structure in moving on. Even starting that process might signal to your tenant that they need to work on the relationship. But if they still won’t meet you in

the middle, do you consider ending it? We’re just now exiting an era of unprecedented protections for at-fault tenants. To the extent that avoiding “housing displacement” mitigated the harms of the pandemic, this was an important social agenda. This may have resulted in a further shift of the culture against landlords trying to recover their property from misbehaving tenants. If your tenant continues to abuse your facilities and injure your property, you may have no other option than to at least try, but fault-based evictions are difficult to win and expensive. Alternatively, you might try something more adventurous to spice up the relationship: landlords can “sever housing services” with just cause. This is an undeveloped area of our industry (read: try at your own risk), but at least in theory: Your tenant’s conduct is a breach of the SFAA standard lease provision governing the correct use of laundry facilities, and it probably constitutes a nuisance if they continue. They’ll keep the apartment, but you’ll keep the moral high ground. —Justin Goodman & Maddy Zacks The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman can be reached at 415-567-9600. Justin A. Goodman and Maddy Zacks are with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100.

JUNE 2021 | SF APARTMENT MAGAZINE

sfaa’s

TROPHY AWARDS

Details for the Rooftop Event Coming Soon! Let’s celebrate San Francisco, each other, and the return of socializing!

Thursday, October 28, 2021

SAVE THE DATE

For More Information visit www.sfaa.org or contact Vanessa Khaleel at 415.255.2288 or vanessa@sfaa.org St. Regis, 125 3rd Street I Cocktails & Award Presentation

SF APARTMENT MAGAZINE | JUNE 2021

Back to School… continued from page 28

Optimistic Outlook San Francisco continues to prove that it is a resilient city. Although the rental rebound has been slower than what many of us on the rental and apartment investment side of things may have hoped for, the Bay Area still remains one of the most sought-after places for people to live, work, and attend university. The recent announcements by California’s largest university systems to streamline reopening campuses for inperson instruction is a great step toward further stimulating the local rental and apartment market. Even with the additional restrictions and protocols that university students and faculty face to return to campus life, all indications show that the pros outweigh the cons and college students are eager to return to in-person instruction. And this is only the beginning. With nearly half of students returning in Fall 2021, the outlook for Spring 2022 and onward is a positive one. Students make up a large portion of the rental pool in San Francisco, and it is safe to say that that demand for apartment rentals in town will follow this curve. Hopefully we will start to see vacancy rates decline further as demand increases throughout the rest of this year and the year following. Jeremy Williams is a multi-unit and commercial sales specialist, focusing on the San Francisco Bay Area market. To discuss the findings in this article or to consult on any other real estate matters, contact Jeremy at 415-932-9846 or jeremy@ jeremywilliams.com

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JUNE 2021 | SF APARTMENT MAGAZINE

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Mighty Small… continued from page 40

DONATE TO THE SFAA LEGAL FUND TODAY

units with outdoor space and within close proximity to parks. We’ve had several home gym requests, as well.

During the legislative process, SFAA reaches out to members of the Board of Supervisors to address points of concern, support, or opposition on any given legislative or policy proposal that impacts rental housing providers. On issues that are particularly harmful for property owners, like the COVID-19 Tenant Protection Ordinance, we’ll mobilize our membership in a grassroots effort to engage members of City Hall.

Today I received a request list from a new tenant with twenty-six items on it—some reasonable and some over the top. None of the items would be considered an emergency or housing violation. But the tenant wants the list taken care of, and he wants it done now. The problem is many vendors are booked out for months and supplies are hard to get. There is a pent-up demand for anyone in the trades, and labor is in short supply. Some vendors only want the bigger jobs. Last week our contractor couldn’t find a simple tube of caulking. On a recent visit to a big-name hardware store, we found the

But oftentimes, especially in an increasingly tenant-friendly city, these proposals get voted into law anyway. During the legislative hearing on June 8, the Land Use Committee heard from hundreds of small property owners. In the legislative file, there are 6,000 pages of comments from San Franciscans, almost all from housing providers opposed to the legislation. And yet, the ordinance was approved by a vote of 10-1.

shelves were bare. A contractor explained to me that most of these shortages can be attributed to the pandemic. The struggle is managing expectations in a rent-controlled environment. On a positive note, the new tenants have been great about sending emails, so I’ve got a paper trail should we need one.

In Conclusion Cycles will continue to turn. If you make informed and calculated decisions, San Francisco property has always been a great investment. The 2-4-unit market has been generous to me, and I always encourage buyers to consider 2-4-unit purchases. If you’re an owner-user, you’re buying a job; if you navigate correctly, you will do well.

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paid for a property in the first place. For some, a sit-and-hold approach works, while others like to keep trading up. Whichever strategy you chose, do your research to make the best decisions. See pages 42-44 for charts. Kilby Stenkamp is a realtor at Vanguard Properties. She can be reached at kilby@vanguardsf.com or 415-370-7582.

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SFAA established its legal fund in 1998, and when the Board of Supervisors passes ordinances that violate our members’ rights, we have no choice but to file litigation against the city. In recent years, we’ve seen a pattern of laws being passed that don’t consider or address 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 SFAA office at 265 Ivy Street, San Francisco, CA 94102 to support this effort and to help build the legal fund to function as a deterrent against future harmful proposals.

SF APARTMENT MAGAZINE | JUNE 2021

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

Date

PRICE

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

5/4/2021

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

5/11/2021

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

5/18/2021

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

5/25/2021

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

6/1/2021

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

6/8/2021

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

6/15/2021

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

6/22/2021

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

6/29/2021

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

7/6/2021

6PM-9PM

FREE

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

See schedule below

FREE

Total Due:

To Register

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

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

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

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

caanet.org events@caanet.org

JUNE 2021 | SF•APARTMENT 800.967.4222 980 Ninth MAGAZINE Street, Suite 1430 • Sacramento, CA 95814

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE “Success is how high you bounce back after you hit bottom.” George S. Patton

2 0 2 1 S AL E S 1 2 3 4 5 6 7 8

Address

Neighborhood

Units

Status

2618 Diamond St 1649 Market St 721 Wisconsin St 1038 Valencia St 291 15th St 791 7th Ave 4587 18th St 2526 Balboa St

Glen Park Mid Market Potrero Hill Inner Mission Central Richmond Central Richmond Eureka Valley Central Richmond

2 70 4 9 7 5 2 4

Available In Escrow In Escrow In Escrow Closed Closed Closed Closed

291 15th Ave I Closed

791 7th Ave I Closed

John Antonini

Daniel Foley

415.794.9510

415.866.7997

john@antoninisf.com

daniel@danielfoley.com

www.antoninisf.com

www.danielfoley.com

DRE 01842830

DRE 01866714

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

SF APARTMENT MAGAZINE | JUNE 2021

TO MOST PEOPLE, THIS IS JUST A SMART LOOKING DUPLEX

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