SF Apartment Magazine June 2023

SF APARTMENT magazine

San Francisco Apartment Association Office

265 Ivy Street San Francisco, CA 94102

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

Email memberquestions@sfaa.org

Web www.sfaa.org

SFAA Staff

Executive Director Janan New Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers President J.J. Panzer

Vice President Robert Link

Treasurer Jim Hurley

Secretary Kent Mar

SFAA Directors

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

VOLUME XXXV, NUMBER 6

JUNE 2023

Published by San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw

Tel 415-255-2288

Web www.sfaa.org

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

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

Downtown Revival

Downtown and Union Square Legislation

The Planning Commission unanimously approved legislation introduced by Mayor Breed and Board of Supervisors President Aaron Peskin to support Downtown’s future as a place where people work, visit, and live. The proposal will help fill vacant spaces by facilitating a greater variety of businesses and activities throughout Downtown and Union Square, and by removing barriers to converting office buildings to housing.

The legislation delivers strategies to help fill vacant space in the Downtown and Union Square areas in two key areas. First, it amends the City’s Planning and Building Codes to simplify the approval process and requirements for converting existing office buildings into housing. Second, it removes restrictions to allow for a greater variety of businesses and activities in Union Square and throughout Downtown.

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

The legislation provides much-needed flexibility for the re-use of older office buildings by relaxing Planning Code requirements, such as rear yards, that don’t make sense for conversions of existing buildings in our dense, Downtown core. The legislation will also provide for alternative paths to Building and Fire Code compliance for adaptive re-use projects that would otherwise struggle to

meet requirements designed for new ground-up construction projects.

Union Square —This legislation includes targeted zoning changes to allow additional flexibility for new and diversified uses and activities in Union Square. Responding to both the prepandemic impacts of online shopping and to post-pandemic shifts in the retail industry, the legislation allows a wider range of uses to better activate streets and buildings. On upper floors, this includes allowing for additional office, service, design, and retail uses; and on ground floors, allowing for indoor and outdoor entertainment, flexible retail workspaces, and larger retailers. This will make the area more attractive for businesses, employees, and visitors alike.

Pop-Up Activations —The legislation also builds on Mayor Breed’s priority to reduce bureaucratic processes, with changes to many of the procedures and special approvals required for Downtown development. Specifically, the legislation allows for a greater variety of ground floor and other uses, provides for the re-use of longstanding business signage, and allows City staff to review minor changes to historic buildings administratively without a public hearing.

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

The above information is a summary of a press release from the Mayor’s Press Office.

Legislation passed to support our Downtown’s future as a place where people work, visit, and live.

SFAA TROPHY AWARDS

SAVE THE DATE!

Mark October 26, 2023, on your calendar for this year’s big event. The awards show will take place at the St. Regis Hotel in San Francisco.

The Trophy Awards honors the firms, employees, and properties leading San Francisco’s Rental Housing Community. Purchase tickets at sfaa.org/events. For more information, including sponsorship details, email Vanessa Khaleel at Vanessa Khaleel at vanessa@sfaa.org

And don’t forget to nominate your favorite industry professional. You can also nominate yourself—no need to be modest! Send nominations to Stephanie Alonzo at stephanie@sfaa.org.

ADU Update

Ever since ADUs were introduced into housing nomenclature by former Bay Area lawmaker Senator Bob Wieckowski’s (D-Fremont) SB1069, along with companion AB 2299 (Bloom), ADUs have become somewhat of a darling child in the housing production world. Over the years, several bills have passed intended to increase the production of ADUs.

This year, we see proposals for further relaxation of controls on ADUs, including:

AB 1033 (Ting) would allow a local jurisdiction to permit condominiumization and sale of ADUs separate from the primary residence.

AB 1332 (Carillo) would require jurisdictions, by April 2025, to publish six sets of permit-ready floor plans (studio, 1-bedroom, and 2-bedroom, in both standard and reverse formats) for detached ADUs.

AB 1661 (Bonta) would remove the requirement that an ADU be individually metered for electrical and gas service and

allow for an ADU to use existing or upgraded meters on the property.

AB 976 (Ting) would make permanent an existing prohibition to imposing an owner-occupancy requirement on an ADU that sunsets January 1, 2025.

SB 477 (Committee on Housing) would create a new Government Code chapter to house state ADU regulations.

The above information was provided by Reuben, Junius & Rose LLP Attorneys Justin A. Zucker and Sabrina Eshaghi.

Bay Area to Phase Out Natural Gas Furnaces and Water Heaters

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

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

According to BAAQMD, smog-forming NOx emissions from building appliances are similar to those of passenger vehicles in the area. In addition to environmental concerns, these emissions raise the risk of respiratory infections, asthma, and other respiratory conditions.

This ruling makes the Bay Area the first in the United States to adopt such a NOx reduction standard. SFAA is participating in a Building Operations Task Force with the City and County of San Francisco and other stakeholders to establish a local program that will implement the Bay Area Air Quality Management District’s rule changes around natural gas-powered furnaces and water heaters. The Bay Area Task Force will meet over the next eighteen months and will recommend legislation to the Board of Supervisors.

Fire Alarm Upgrade - July 2023

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

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

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

For a list of SFAA-affiliated alarm system professionals, turn to page 59 of the member directory. For more information on the legislation and FAQs, visit sf-fire. org/308-sleeping-area-fire-alarm-requirements

SFAA Updates

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

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

Space Oddity

written by JEREMY ZUKER

It’s hard to decide which of San Francisco’s notorious parking problems is worse: the excess of unused spaces, or drivers’ consistent inability to find parking when they need it. If this seems paradoxical, it is. Many have questioned why, even after the city eliminated parking minimums in 2018, so many vacant spaces stay empty. Others have wondered why a city known for progressive environmental values has so much space dedicated to vehicles in the first place. Regardless of one’s attitude toward the underutilized parking, a different question has so far remained largely unanswered: How much unrealized value is in these underutilized spaces?

Finding out wasn’t so easy. That’s why Spacer Technologies recently calculated the market value of unused parking spaces in San Francisco, if those spots were to be rented out on a monthly basis. The results are staggering: despite its reputation for parking scarcity, the city has approximately 95,000 spaces sitting vacant during work hours, with a potential annual rental value of more than $250 million. And despite that astronomical number, this is actually a conservative estimate based on the number of vacant spaces available, as well as the rental value of each space.

What We Counted

When we started calculating the value of unused spaces, we made a conscious

decision to err on the conservative side wherever possible—we weren’t trying to create a “wow” number based on inflated and unrealistic data. We know that a parking space at the Embarcadero Center is worth a lot more than a space behind a dental office in the Outer Richmond. We also know that every house with a two-car garage doesn’t automatically have two free spaces to rent. We factored all of that in because it was important for us to get a realistic picture rather than as high a number as possible.

That’s why the Spacer Index only includes parking spaces with a high potential for monthly rental, such as those where people can park for longer periods. It does not include:

• Street spaces, which tend to have so many restrictions that cars are likely to be ticketed if parking for more than a couple of hours;

• Shopping and retail locations, which are heavily used during business hours and are generally not available for monthly parking;

• Existing paid parking lots, which in most cities are close enough to capacity that there isn’t enough “excess” supply to factor into calculations; and

• Perhaps the most significant category excluded from the index is

Class A commercial real estate. Because these parking spaces have the lowest availability rate (and the highest cost), Class A commercial real estate alone represents hundreds of millions of dollars—but we also know these spaces are hot commodities and have very low vacancy rates. Clued in, these properties would have skewed the numbers unrealistically higher.

We also used data from local and state government sources to figure out how many people drive in and out of the city for work every day. It would’ve been a lot easier for us to calculate the numbers assuming that no one ever left or entered San Francisco, but that’s not realistic. We know that tens of thousands of people commute from the City to the Peninsula and the Valley, and that there is a huge influx of cars from Marin County and the East Bay, and we factored those numbers into our calculations.

Even with these parking types removed from the equation, there is an abundance of underutilized spaces left in the city—more than 95,000 on an average weekday, by our calculations. The San Francisco index includes the total number of vacancies in singlefamily homes, multifamily buildings, hotels, religious institutions, and Class B and C commercial buildings. Each of these empty spaces represents a convenient and affordable parking option for drivers.

More than 95,000 non-street parking spaces sit empty during work hours across the city. Find out how you can benefit from these unrealized assets.

How Many Residential Spaces Are Underutilized?

About two-thirds of the surplus parking in the Spacer Index is not associated with commercial real estate but rather with residential properties. In San Francisco, there are 192,256 units in the single-family homes category. At an average of 0.75 spaces per unit, there are about 83,500 parking spaces associated with this property type. An estimated 46 percent of these spaces are currently unused—that’s 38,400 empty spaces for potential rental. Multifamily buildings, meanwhile, have 52,459 parking spaces among them. If 46 percent of these spots are also unused, then about 24,100 spaces are unrealized monthly rental assets that sit empty most of the time. That brings the combined total of empty residential spaces—in both single-family homes and multifamily properties—to an estimated 62,500 vacant spots.

How Much Is a Parking Space Worth, Anyway?

Because parking costs vary greatly across San Francisco, estimating the potential monthly income for an empty parking spot is significantly harder than figuring out the number of spaces in the city. Although the average monthly cost of parking in San Francisco is often quoted at $350, this higher figure is skewed to garages in Class A properties, which are not included in the Spacer Index. Downtown parking is also significantly more expensive, driving up the average. Looking holistically beyond San Francisco’s downtown core and taking into account Craigslist and other community postings, the Spacer Index’s estimated average value of each parking space in the City is $250.

Potential Income

As mentioned previously, the Spacer Index calculates 62,500 empty residential spaces among single-family homes and multifamily properties. At $250 per space, that means apartment managers’ and owners’ unrealized monthly income comes out to $15,625,000 per month. And if you total these numbers for the year?

Property managers are losing out on an estimated $187,500,000 annually from

empty parking spaces. Notably, individual gains may be even greater depending on location. Parking spaces in neighborhoods such as the Inner Richmond or the Mission, which are beyond the downtown core but infamous for difficult parking and high parking citation fines, may possess even higher income potential.

Is There a Market Need for Parking Rentals?

Setting aside these unrealized earnings, property managers should consider renting their empty spaces for other reasons. The San Francisco Metro Transit Authority’s 2021 Travel Decision Survey showed that between 2019 and 2021, private automobile use increased by 13 percent, suggesting a rising demand for long-term parking options from car owners who regularly use their vehicles to get around. All this while many formerly vacant lots (that could be used for parking) have been turned into building sites.

This market need is likely to increase since San Francisco eliminated parking minimums, making it more important than ever to utilize the city’s extant supply. As companies continue to transition from full-time remote work policies to inoffice or hybrid models, more employees may need to commute and find reliable parking arrangements in the future.

The demand for parking rentals extends beyond individual commuters. The rise of the sharing economy means more rental fleets require places to keep their cars parked. Since car share companies appeal to consumers based on the wide availability of their vehicles, these businesses are likely to need spaces across the city, not just the downtown core. Even property owners in San Francisco’s more residential neighborhoods can potentially find long-term renters from companies.

Optimizing Space and Minimizing Waste

The available spots calculated in the Spacer Index represent a huge boon for property owners, as well as the thousands of car owners (private or commercial) who want convenient, affordable parking.

Leasing unused residential spots to alleviate parking scarcity is not a new idea, but for the first time, there is a numerical value associated with spaces available for monthly renters.

The technology exists to bridge the gap between the people who have parking inventory and the people who need it. Smart parking applications can help space owners and renters leverage underutilized assets in a safe way. These platforms serve individual commuters and corporations alike, so property owners know their listings have higher visibility among renters. Renters, for their part, have more options in front of them to better select a space that fits their needs. The sooner that property owners and drivers take advantage of the rental tools available to them online, the sooner we can tap into millions of dollars of income while reducing wasted space and congestion.

Jeremy Zuker is the CEO for North America of Spacer Technologies, a technology company that partners with property owners to uncover new revenue streams and optimize their assets.

House of Cards

written by VARIOUS AUTHORS

Q.Are there circumstances where a tenant can legally withhold rent?

A.Yes, there are defined circumstances that permit your residents to withhold rent, and they all have one thing in common: a failure to maintain the apartment and/or the building.

As repeatedly emphasized in SFAA meetings and course offerings, rental housing must always have (i) effective waterproofing and weather protection of roof and exterior walls; (ii) operable windows and doors; and (iii) functioning plumbing, heating, and electrical systems, including hot and cold running water and an operable toilet and sink.

In addition, apartment homes must not contain lead paint hazards, and be free from conditions that pose a danger to the occupants, such as excessive mold. For example, the doors and windows should be able to be properly secured, common areas should be sanitary and well lit, and there should not be an infestation of any pests or rodents. Local jurisdictions may also impose additional requirements, such as San Francisco’s heat ordinance, which requires all habitable rooms to be minimally heated to 70 degrees, 24 hours each day. These standards are known as the “warranty of habitability,” and the above list is not exhaustive of all state and local housing requirements.

State law permits residents to make repairs and deduct those costs from rent. This statutory remedy has the following requirements: (i) a resident cannot spend more than one month’s rent; (ii) repair and deduct may not be used more than twice in any twelvemonth period; (iii) neither the resident nor the resident’s guests or invitees may be the cause of the problem; and (iv) the housing provider must be informed of the problem and afforded a reasonable opportunity to address the issue, and then fail to rectify the shortcoming. The tenant must also actually incur the cost of repair(s) before making the deduction. Regarding tenant responsibility, they are obliged to keep their homes clean and sanitary, dispose of all trash and recyclables in an appropriate manner, properly use all fixtures, and not willfully destroy, damage, deface, or otherwise misuse the apartment.

In certain circumstances, rent may be entirely withheld when the landlord fails to provide a habitable dwelling. To lawfully withhold rent, the housing condition must substantially violate the warranty of habitability, and the housing provider must be unreasonably non-responsive to repair requests.

Under state law, landlords may not demand rent, collect rent, issue a rent increase notice, or serve a threeday notice to pay rent if: (i) there is a substantial breach of the warranty of

habitability; (ii) a notice of violation (NOV) has been issued by the Department of Building Inspection or other governmental agency; (iii) the conditions remain more than thirty-five days beyond the issuance of the NOV; and (iv) the problematic conditions were not caused by the resident or the resident’s guests.

No SFAA member should ever run afoul of the warranty of habitability, and thus should never be in a position where rent is justifiably withheld in whole or in part. Yes, there may arise situations when a resident precludes entry to make necessary repairs, and if faced with that scenario, please consult with your attorney immediately. Otherwise, be proactive with building and apartment maintenance, repairs, and upkeep. Should rent not arrive, contact your tenant to ascertain why rent is being withheld before resorting to the eviction process. And should you ever receive a NOV, promptly take the necessary steps to abate every listed violation.

—Dave Wasserman

Q. A tenant in one unit expressed concern about hoarding in another unit. Legally, what can I do? What are my responsibilities?

A.Legally, you can—actually, should—take action to address hoarding and the resulting problems, which could include vermin, fire hazards, tripping hazards, mold, and strained relationships with neighbors. Like other nuisances, hoarding usually

Be proactive with maintenance, repairs, and upkeep to avoid a myriad of potential problems.

disturbs others in the building, so doing nothing exposes owners to liability for claims such as breach of the covenant of quiet enjoyment, breach of the warranty of habitability, constructive eviction, and violation of the Rent Ordinance. Your responsibility to both the hoarder and their neighbors is to do your best to resolve the problem and, if necessary, remove the hoarder from the building or buy out their tenancy.

According to the American Psychiatric Association, approximately 2.6 percent of Americans have “hoarding disorder”—but the rate is higher for people over 60 years old. The rate is also higher for people with other psychiatric problems, such as anxiety and depression. The fact that hoarding is a disability raises the issue of whether an owner can evict a tenant for hoarding. The key is whether refraining from evicting a tenant is a “reasonable accommodation” for purposes of state and federal disability laws. If the hoarding behavior is causing significant problems at the building and the owner has exhausted attempts to resolve the hoarding problem, I would be comfortable denying a reasonable accommodation request and filing suit for unlawful detainer (eviction) after proper notice.

This raises two questions: What does an owner have to do to exhaust efforts to resolve the problem, and what constitutes proper notice before filing suit?

To try to resolve the problem, owners or managers should contact the tenant to discuss the problem and how they can help the tenant. We sometimes end up working with friends or relatives of the tenant if working with the tenant alone does not result in progress. San Francisco’s Human Services Agency provides Adult Protective Services, including for self-neglect, and might provide assistance, though their resources are stretched thin.

Owners should also offer to help, or hire someone to help, clean up and clean out the tenant’s mess. This could include

having someone help the tenant sort the hoarded materials into items that need to be kept and items that should be discarded, and then having one or more workers physically remove the items to be discarded. This could also include hiring someone to clean the unit after the excess materials have been removed. It is much less expensive to provide this assistance than it is to evict a tenant or defend lawsuits filed by disturbed neighbors.

Another option is a buyout of the tenancy. Buyouts are governed by the San Francisco Administrative Code and should not be attempted before researching the Code or speaking with a qualified professional.

Unfortunately, some hoarders are beyond help from owners and either refuse to clean up their mess or agree to a buyout—or they revert back to hoarding behavior after receiving help. If the problem is not resolved, owners can either write a warning letter or serve the notices that are required before filing a lawsuit.

If the hoarding creates “a substantial interference with the comfort, safety or enjoyment of the landlord or tenants in the building” and the disturbances are “severe, continuing or recurring in nature,” the owner has a just-cause ground to recover possession under San Francisco Administrative Code section 37.9(a)(3).

Before filing a lawsuit for unlawful detainer, which is the legal method to recover possession under the Rent Ordinance, the owner must serve a 10-day warning to cease the misconduct or to perform under the lease if there is an applicable lease provision. There is a specific Rent Board 10-day warning form that should be used. If the problem persists after the expiration of the 10-day warning, the owner must serve a three-day notice to cease (or perform) or quit. Then, if the problem continues after the expiration of the three-day notice, the owner can file a civil lawsuit for unlawful detainer.

Hopefully the tenant will have accepted or gotten any necessary help long before

it is time for legal action, which will make the owner’s and neighbor’s lives much more sane.

—David Semel

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

Mike Stack Real Estate Advisor

High-End Heights

Written by KALEY PICKETT

Photo Credit: ADAM POTTS

Fifteen Fifty—developed by Related California—offers residents an inspired lifestyle anchored at the nexus of San Francisco’s treasured Hayes Valley, Mission, and SOMA neighborhoods. With architecture by world-renowned Skidmore, Owings & Merrill (SOM), and design by AD100 design firm Marmol Radziner, Fifteen Fifty offers 550 residences ranging in size from studios to three-bedrooms, as well as an elegant penthouse collection.

From high-design to the 40,000 square feet of indoor-outdoor amenities and exclusive access to life-enhancing retail offerings, including a new Equinox Fitness Club and Bar Agricole restaurant, Fifteen Fifty is more than just a home; it’s the ultimate living experience.

Iconic Architecture and Artistic Design

Fifteen Fifty’s cascading setbacks create the illusion of a luminous forty-story glass waterfall. Conceived by SOM, one of the most influential architecture firms in the world, Fifteen Fifty features natural light that seamlessly weaves into the building, starting with the base, where a sculptural, three-dimensional canopy creates a dynamic frame to capture the changing light patterns floating above the storefronts and residential entry.

The building’s Marmol Radziner-designed interiors offer dramatic yet warm spaces that reflect the cool, individualistic aesthetic and personality of San Francisco. The light-filled double-height lobby with a 24/7 concierge and thoughtfully curated art by Jessica Silverman Gallery, including a commissioned wall installation by artist Julian Hoeber, comprised of fifty separate three-dimensional panels, establishes Fifteen Fifty’s welcoming atmosphere the moment you arrive.

The bespoke amenities are intended to be an extension of the home for discerning residents who want a space that is beautifully designed and boasts thoughtfully selected furniture.

One Acre of Amenities and Services

The expansive suite of indoor and outdoor amenities spans across 40,000 square feet and four floors—among the most of any residential building in the Bay Area—with a focus on entertainment, health, and wellness.

Exclusive, Residents-Only Park—Residents have access to a tranquil 12,000-square-foot private park, featuring lush landscaping, incredible sunlight, and ample opportunities for both social activations and relaxation. Designed by Architectural Digest top 100 Designer Marmol Radziner.

SFAA’s “Best Amenities” Trophy winner, Fifteen Fifty, rises 400 feet with one acre of unrivaled amenities, iconic architecture, and thoughtful design.

Dog-Friendly Amenities —An impressive 5,600-square-foot outdoor landscaped dog run sits on the fifth floor, combined with a dog grooming facility and coordinated doggy daycare amenities.

Rooftop Pool Deck—The eleventh floor rooftop pool deck is a striking space for residents to swim, sunbathe, and socialize, set against a picturesque backdrop of the City and Bay. In addition to its south-facing pool, features include a hot tub, barbecue grill, heat lamps, and a pool house.

Indoor Amenities —A library lounge provides comfortable work areas and reservable conference rooms. Other spaces include a fitness center and yoga room; private screening room; and a sports lounge with multiple big-screen monitors, a custom-designed Parsons pool table, and bar, making it an ideal setting for viewing parties.

Penthouse Club —Rising forty stories, the Penthouse Club is a private retreat perfect for entertaining, with a terrace and panoramic views of San Francisco that span from the Golden Gate Bridge to the Bay Bridge.

Unparalleled Services —On-site services include a 24/7-attended lobby, a 24/7 valet parking (which includes electric vehicle stalls), bike storage, complimentary Wi-Fi in all communal areas, and package rooms with refrigerated storage for deliveries.

Modern Yet Classic Residences

With interiors by Architectural Digest top 100-design firm Marmol Radziner, the residences embody a rare artistry that combines with sweeping views to set a new benchmark for living in San Francisco. The curated mix of materials and

finishes is forward-facing yet timelessly classic, with handcrafted hardware, fumed oak flooring, precision millwork, steel-framed windows, and sophisticated color palettes. The light-filled, open plans create rich, inviting environments.

Retail

Fifteen Fifty’s retail offerings provide services for residents, and also enhance the greater neighborhood.

Equinox Fitness Club —Anchoring the corner of Van Ness and Mission Street is Equinox’s fitness club, which spans 32,000 square feet and provides direct access for residents from the lobby.

Bar Agricole —Notably, Fifteen Fifty is the new home to San Francisco gem, Bar Agricole, which won Outstanding Restaurant Design as well as last year’s Outstanding Bar Program from the prestigious James Beard Foundation Awards. Bar Agricole focuses on traditional cocktails from spirits that celebrate the rich tradition of farmhouse distilling, and on Northern Californian cuisine.

Tia —Tia is a modern medical home for women, where primary care providers, gynecologists, mental health specialists, and wellness practitioners are all in one place and work collaboratively to treat women inperson and virtually.

Blue Bottle Coffee —Bay Area favorite coffee roaster and retailer, now serving South Van Ness.

Lifestyle

Fifteen Fifty’s lifestyle is best articulated in the details.

Lush Landscape and Living Wall

With an emphasis on creating an indoor-outdoor sanctuary for residents, the Marmol Radziner-designed

The curated mix of materials and finishes is forward-facing yet timelessly classic.

Photo Credit: BRAD KNIPSTEIN

landscaping interweaves with interior spaces and looks striking from every angle, including the bird’s-eye view from the apartments. Amenity decks are planted with a vibrant palette of native and Mediterranean species. A captivating Live Oak tree serves as a focal point of the private park, complemented by groves of birch trees set in gravel, zinc water features, and multiple seating areas with outdoor fire pits. Adjacent to the lobby entrance is a dynamic living green wall, created by David Brenner, founder and lead designer of Habitat Horticulture, who is responsible for the dramatic installations at SFMOMA and Salesforce Tower.

Artistic Expression —Expertly curated by Jessica Silverman Gallery, the diverse art collection at Fifteen Fifty mixes local

The expansive suite of indoor and outdoor amenities spans across 40,000 square feet and four floors—among the most of any residential building in the Bay Area.

This Page Top: At four hundred feet, the top floors offer panoramic views that span from the Golden Gate Bridge to the Bay Bridge.

Photo credit Jason O’Rear

This Page Bottom: A tranquil 12,000-square-foot private park designed by Architectural Digest top 100 Designer Marmol Radziner.

Photo credit Adam Potts

Opposite Page: The Penthouse Lounge is perfect for entertaining. Photo credit Adam Potts

and international artists whose work addresses the interconnected dynamics of art and architecture. Highlights include Shannon Finley’s Floating Points (2019), a 15-foot matte-black stainlesssteel sculpture that occupies a prominent position along Fifteen Fifty’s Mission Street side; Julian Hoeber’s Execution Changes #95A and #95B (CS, Q1, URJ, DC, Q2, LLJ, DC, Q3, LLJ, DC, Q4, URJ, DC) (2018), a commissioned wall-mounted installation that transforms the lobby; and Catherine Wagner’s Wave Echo (2014), a sculpture by the San Francisco-based artist featuring a thirty-six-foot perforated metal screen with LED lights.

Exclusive Programming —From private cooking classes to morning cappuccino pop-ups, Fifteen Fifty residents have access to one-of-a-kind experiences and partnerships with San Francisco based brands and premium national brands.

Dynamic Location —Fifteen Fifty’s prime location gives residents access to the City’s best cultural, entertainment, shopping, and culinary experiences. Centrally located at the corner of Van Ness and Mission, Fifteen Fifty is also a short walk to BART and Muni, providing easy access to transportation for professionals working anywhere in the City or commuting to the East Bay or Silicon Valley.

Available studios, one-, two-, three-bedrooms, and penthouse apartments are priced from $3,250. For more information, visit FifteenFiftySF.com, follow along @fifteenfiftysf, and schedule a tour by contacting the leasing gallery at 415-840-1550.

This Page: The library lounge provides comfortable work areas and reservable conference rooms.

Photo credit Adam Potts.

The light-filled, open plans create rich, inviting environments... with handcrafted hardware, fumed oak flooring, precision millwork, steel-framed windows and sophisticated color palettes.

San Francisco MAGIC

The $20 tour that made us fall back in love with our magical City by the Bay.

Written by MONICA BINETTI

Photography by MONICA BINETTI

Opposite Page: Vanessa awaiting the tour and taking in the views of Alamo Square Park.

This Page: A closer look at the gold-foiled ceiling and the first-floor sitting room.

Growing up in the Bay Area, I’ve tended to avoid visiting “touristy” attractions. I have never been to Alcatraz or Coit Tower—and I’ve ridden a cable car only once. At least, that is what an old, faded picture someone took of me in the 1980s would have me believe.

But the Painted Ladies are a little different. Thanks to the Tanners (you know, Danny, DJ, Stephanie, Michelle, and Comet, of course), this strip of pastel-colored Victorian homes became synonymous with Full House. In reality, though, the iconic sitcom did not take place inside an actual Painted Lady—a fun fact that only locals knew. It might be hard to believe that in addition to being syndicated TV-show famous, the Painted Ladies were also peoples’ homes. As locals, we knew to respect them and to never, ever, bother anyone who lived there.

But, if we were being honest, we all wondered what it would be like to go inside of one. Would it be noisy? Would it feel like a fishbowl, with hundreds (thousands?) of people looking in every day from Alamo Square Park? It was always fun to imagine living in one as I never thought I would actually ever get the chance to go inside of one.

Until earlier this year.

On a sunny Friday afternoon in April, I no longer had to wonder. Thanks to the magic of Instagram algorithms, I found out I could take a Painted Lady tour hosted by an existing owner of one of the iconic homes. I immediately started following the handle @bluepaintedladyhousetour.

The San Francisco Apartment Association Deputy Director Vanessa Khaleel (also my long-time friends and fellow Bay Area native) and I set out on a magical adventure through time through the doors of 712 Steiner Street.

The Painted Ladies were built between 1892 and 1896 by Developer Matthew Kavanaugh, who lived next door in the mansion at 722 Steiner Street. Victorian-style homes were exceptionally popular in San Francisco at that time, however, only a few survived the 1906 earthquake. And luckily, the Painted Ladies were fortunate enough to make it.

We arrived to the tour a bit early and, per the instructions, we waited on the bottom of the steps to be let in. I felt like Charlie waiting to meet Willy Wonka.

As the clock hit 4:00 p.m., the doors opened and out came a friendly face, which again, thanks to Instagram, I felt I already “knew.” George greeted us and asked for just a few more minutes so he could put his dogs away. It all happened so fast, we didn’t even have time to tell him we didn’t mind touring his home alongside his dogs.

This Page Top Right: The ornate and gorgeous second-floor bathroom.

This Page Top Left & Bottom Left: The entryway, with one of the home’s many stunning chandeliers and the maintained staircase

Opposite Page Top: Monica and Vanessa with some of the rainbow magic.

Opposite Page Bottom: The first-floor living room and the gold-foiled ceiling.

... the sun was shining through the stainedglass windows, enveloping us in a pattern of kaleidoscopiclike reflected rainbows.

Left Right: This runner was a scarf gifted to George by a visitor enamored with the house.

This

He quickly returned and met us at the bottom of the exterior stairs, where we made our formal introductions. When he found out we were both locals, he asked which neighhorhoods our families grew up in and what high schools we and our parents went to. As all San Francisco natives tend to do.

While we stood outside soaking up the beautiful spring weather, George filled us in on some of the history of the houses, including how they have changed over the years. While I thoroughly enjoyed this history lesson, I was thrilled when he invited us up the stairs to go into the house. But first, he asked us to pose for a picture at the top of the stairs, which I didn’t mind. Frankly, just being that much closer to the front door was exciting!

Finally, he invited us into his home (!), and we removed our shoes and left our purses in the entryway. When I was all set, I got situated and turned around to take it all in. The house was equally as stunning on the inside as she was from the outside.

What transpired over the next couple of hours was pure magic. And I mean this literally. George will tell you that the house is, in fact, magical.

At one point, as we stood in the living room, the sun was shining through the stained-glass windows, enveloping us in a pattern of kaleidoscopic-like reflected rainbows.

George told us stories about decades of wedding parties taking photos on his front steps, and about a violinist who serendipitously left his violin at the house only to come back to retrieve it and play for a couple who was getting engaged on the steps at that exact moment.

These stories of magic aren’t limited to strangers enjoying the property. George has endless stories about his family. He knows so much about his family history, it’s enviable. They kept meticulous records over the years, commemorating events and eras with photos, interesting pieces of art, antique furniture, and a fascinating collection of trinkets. And every single item has a story.

As we moved through the first floor, from the living room to the dining room and kitchen, I was enthralled by the intricate details. I tried to commit them to memory, but it was like trying to memorize a fingerprint. There were old chandeliers, gold-painted walls, and a statue replica of the Opera House ladies in Paris.

This Page Top: The view of the iconic blue Painted Lady most locals and tourists get to see.

Page Bottom: The beautifully maintained staircase and one of the house’s many stained glass windows.

George talked about his mother, Catherine Sheehan Horsfall, with loving detail, and how she had purchased the home on her teacher’s salary. She was the home’s second-longest owner. He told us the Blue Painted Lady has been owned solely by a woman for 95 of its 130 years. His mother referred to the property as “the house of women”—and I like to think this is where all the home’s magic stems from.

We learned that the kitchen has been updated, which makes sense, because if it had been kept as it was when it was built, there wouldn’t be a refrigerator or a sink.

George has done and amazingly painstaking job of preserving the home, to the point that he’s not even sure how he would remodel because he’s not sure which style he even likes. He’s just kept the home how it’s always been.

However, George asked us if we thought he should remodel the kitchen to his liking, and the three of us on the tour unanimously said yes! I would love to see him redo the kitchen, so future generations can marvel at “George’s 2023 kitchen remodel” (well, more like 2030 with all the permits he would need).

We moved up the gorgeous staircase to the second floor, where the stories became more personal. A surprising Asian-themed bedroom stood out to us. George’s great grandfather, Charles Sheehan—also lovingly known as “Little Guy,” due to his demure stature—designed this room. He was born in County Cork, Ireland, and moved to San Francisco in 1859 to escape the potato famine. He was quite the character and far ahead of his time, fascinated by all things far-away and unfamiliar. George lamented that he wished he had met Charles; however, thanks to the meticulously kept memoirs, we all feel like we got to meet him.

The first two floors couldn’t have prepared us for the third floor, which felt like a Fourth of July fireworks finale. The view from the back of the home was spectacular, spanning the entire city skyline.

While on the third floor, George shared stories connecting the Blue Painted Lady to the World’s Fair and the opening of the Golden Gate Bridge, and showed us not one, but two pieces of decades-old wedding topper cake magically preserved from previous generations.

He shared stories of San Francisco postthe 1906 earthquake. The collective feeling was one of fear that people would no longer want to visit the city, yet alone live here—relatable to a lot of San Francisco’s current dialogue. Hearing about past generations made up of resilient San Franciscans and how they turned our City by the Bay around filled me with hope. I felt a bit more of the home’s sparkle and magic.

Finally, we were led to an encore of sorts. Considering everything we had seen and heard up until that point, still, nothing could have prepared us for what we experienced next. As we made our way back to the first floor, George asked if we’d mind if he let his dogs out. Of course, we told him that we’d been dying to meet them. Right on cue, down the stairs the beautiful Golden Retriever calvary came. Maybe Comet Tanner’s great grandkids?

After two hours, the tour was wrapping up—although, honestly, by that point, we’d forgotten we were on a tour and not reconnecting with an old friend. Not at all like we were in one of the most famous, recognizable homes in the world.

George left the room briefly before we made our goodbyes. When he returned, he had a bottle of wine. I felt joy, like at the end of a concert, when the performer comes back on stage for one more song. Was this really happening? Was the house bestowing us with more of its magic?

Of course, we said yes—with zero hesitation. He settled us into the sitting room, where we enjoyed crisp and cold wine. We sat with George and laughed, sharing stories for another hour and a half. I divulged that I was, in fact, a Full House super fan, and that I even named my sister after one of the Tanner sisters. I will let you guess which one.

There was something about sitting in this historic home, sipping wine, that felt surreal, but at the same time, incredibly comfortable. It was as if George had always been my neighbor, and that we enjoyed each other’s company regularly on Friday afternoons.

In retrospect, the behind-the-curtain sneak peek we experienced was the best part. Everything we learned about the house and George’s family was undoubtedly special. We loved every minute of it. But to experience this time with George was truly unique.

George is magic personified: from the lineage of his ancestors, both flamboyant and traditional, he is the highlight of the tour.

Don’t believe us? Check it out for yourself! Sign up for the daily 4:00 p.m. tour for $20—wine not included.

Monica Binetti is a Bay Area native and can’t imagine living anywhere else beside the City by the Bay! She can be found adventuring @bayarea.galventures

THE BIG BUILD-UP

Written by THE SAN FRANCISCO PLANNING DEPARTMENT

After three years of work with neighborhoods across San Francisco, the City’s updated Housing Element was unanimously approved by Mayor Breed and the Board of Supervisors and certified by the State in January 2023. The Housing Element is San Francisco’s plan for meeting our State-mandated housing needs for the next eight years (2023-2031), and San Francisco is one of only a handful of Bay Area cities to reach the critical milestone of State certification.

The document is the City’s first housing plan centered on racial and social equity. Its policies and programs express San Francisco’s collective vision for the future of housing, guiding policymaking, housing programs, and the allocation of resources.

Since the last Housing Element update was adopted in 2014, The San Francisco Planning Department (SF Planning) has collaborated with residents and community members through a public participation process to listen to the housing needs of San Francisco. What SF Planning heard from communities informed the values and key policy ideas that were first shared when they launched an extensive outreach and engagement process for the start of the Housing Element update in May 2020.

Expanding Housing Choice

The Housing Element establishes a target of 82,000 units for which San Francisco needs to create capacity. Accounting for development already expected under current zoning, there is a gap of over 36,000 units that need to be accommodated through new zoning. Under State law, the City is required to plan for this housing in “well-resourced neighborhoods.” These are areas with low levels of environmental pollution, good access to jobs, and a high concentration of community facilities like parks, transit, and schools.

Since 2005, only 10 percent of all new housing and 10 percent of new affordable housing has been built in “higher opportunity” or well-resourced neighborhoods, despite these areas covering over 50 percent of the City.

Learn how the City is planning for 82,000 new housing units by 2031.

Most housing built in San Francisco in recent decades has been concentrated in the eastern neighborhoods, where zoning allows for mid- and large-sized developments. Meanwhile, the northern and western parts of the City have seen relatively little growth. Particularly in those areas, the City’s current zoning rules limit the variety and types of housing that can be built and prevent San Francisco from building enough new housing to meet people’s needs. These neighborhoods are primarily zoned for single-family development, which is less likely to be affordable to low- and middle-income residents and is shown to reinforce patterns of economic and racial segregation.

Expanding Housing Choice: Zoning Program

SF Planning has just launched the “Expanding Housing Choice: Zoning Program” (sfplanning.org/ExpandingHousingChoice) as part of its Housing Element Implementation plan. Expanding

Housing Choice involves changes to San Francisco’s zoning rules to accommodate new housing, increase housing affordability for low- and middle-income households, and help advance racial and social equity. The project allows for more housing options in neighborhoods with greater access to economic opportunities and services that can support growth, such as public transit, parks, retail, and community facilities.

See the “Well-Resourced Neighborhoods” map above.

As part of the City’s Housing Element implementation, SF Planning has committed to engaging with the communities where change could be most meaningful to (1) have a broader conversation about the need for additional housing; (2) solicit feedback on zoning proposals including those to address affordable housing, community facilities, economic development, urban design, and small business support;

and (3) create community capacity, understanding, and awareness of affordable housing and related zoning issues.

For the remainder of 2023, SF Planning is committed to the following community engagement activities:

• Conversations with neighborhood merchant groups and other community groups;

• Focus groups with equity communities in well-resourced neighborhoods;

• Open houses for the general public in partnership with our CCSF sister agencies;

• Educational workshops to demystify technical housing and land use information; and

• Topical roundtable discussions for the community to provide more detailed feedback.

These activities will culminate in public webinars where SF Planning will report on the final zoning proposals, highlighting where community input has had a particular impact.

Process Improvements and Housing Production

In keeping with the Housing Element, Mayor Breed and Supervisor Joel Engardio have introduced legislation to remove barriers in the San Francisco Planning Code to make it easier and faster to approve new housing. This legislation will eliminate unnecessary processes and hearings, eliminate certain requirements and geographic restrictions, and expand incentive programs for new housing that fits within the City’s existing zoning laws.

The proposed legislation would make significant changes to the Planning Code to remove constraints on new housing across three main categories.

The Big Build-Up… continued on Page 66

Well-Resourced Neighborhoods are shown above and defined as “High Resource/Highest Resource” by the California Fair Housing Task Force. “Areas of study” are areas under review for opportunities to rezone.

Down but Not Out

written by JAY GREENBERG

Iam writing this article in late April—the rain has ceased and a beautiful spring has sprung. The statistics through the end of first quarter 2023 are reported below regarding transaction levels and value indicators to provide a perspective on current market conditions.

To sum up my thoughts on the market: nothing is happening, and a lot is happening. The slow downward trend in pricing continues with very sluggish transaction levels to start 2023. The most active buyers over the past decade have traded hats and are now on the selling side of the market. The most active lender for multi-residential properties in San Francisco over the past decade is out of the market and trying to stabilize their operations. The rental market in most neighborhoods has been steady, despite the constant narrative around layoffs. With rising utility rates, now may be a good time to begin implementing a utility bill back program. As always, very exciting times ahead for us all.

The following are 2023 first quarter (January – March) statistics for the 5-9-unit sector and the 10-plus-unit sector, versus the same time period from 2018 – 2023.

5-9 Units

The average price per square foot was approximately $557 in 2018 and $541

in 2019. In 2020, the cost per foot rose to $578, the highest we had seen in a decade. We’ve been on the decline since, at $540 in 2021, $507 in 2022, and $502 in 2023.

There’s been a slow decline in gross rent multipliers (GRMs) since the high-water mark in 2018. In 2018, GRMs reached 19.41 before dipping to 16.47 in 2019, and then rising to 17.17 in 2020. Similar to cost per square foot, the GRMs in this category have mostly declined since, reaching 14.70 in 2021, 14.85 in 2022, and 13.39 in 2023—a 10% decrease in a year-overyear comparison and our lowest GRM in a decade.

The cost per unit numbers have bounced up and down over the last five years. The average price per unit was $503,000 in 2018, $472,000 in 2019, and $533,000 in 2020, the highest price per unit we had seen in a decade. The average cost per unit dropped to $423,000 in 2021 before rising to $479,000 in 2022. In 2023, we have a 25% decrease in a yearover-year comparison with a cost per unit of $360,000—our lowest figure in a decade.

Dollar volume for the 5-9-unit sector was approximately $74 million in 2018 before dropping significantly to $48 million in 2019, the lowest figure we had seen in five years. We

rebounded strongly in 2020, finishing the first quarter with $82 million in sales, but then dropped again to $49 million in 2021. This trend continued through 2022 and 2023, with first quarter dollar volume coming in at $84.5 million and $28.5 million, respectively—a 66% decrease in a year-over-year comparison and our lowest figure in a decade.

As for first quarter transaction numbers, we had 23 closings in 2018, 17 in 2019, 25 in 2020, 19 in 2021, and 28 in 2022. In 2023, the city had 13 closings by the end of the first quarter, a 53% decrease in a year-over-year comparison and the lowest figure we have seen in a decade.

10-Plus Units

The average price per foot was $587 in 2018 before dropping to $523 in 2019, and then rebounding to $621 in 2020. Since then, the average price per foot has come down to $480 in 2021, $453 in 2022, and $448 in 2023—a 1% decrease in a year-over-year comparison.

In the 10-plus-unit sector, first-quarter GRMs peaked at 18.28 in 2018 and have been mostly slipping ever since. First quarter GRMs were 13.56 in 2019, 17.02 in 2020, 13.38 in 2021, and 14.01 in 2022. In 2023, we saw a 15% dip to 11.94, our lowest figure in a decade.

The cost per unit had been trending upward for years before reversing course in 2019. The average cost per unit was $439,000 in 2018, $414,000 in 2019, and $488,000 in 2020—the highest we had seen in a decade. The average unit cost dropped to $365,000

While the sales market is sluggish and trending downward, the rental market is holding steady in most neighborhoods.

in 2021 and $325,000 in 2022, before rising slightly to $329,000 in 2023.

Dollar volume for the 10-plus-unit sector was $171 million in 2018 before dropping to $57 million in 2019—decade-low figure. Dollar volume increased significantly to $236 million in 2020 and then dropped to $100 million in 2021 and $77 million in 2022. We saw another dip to $54 million in 2023, a 30% decrease in a year-over-year comparison and the lowest figure we’ve seen in more than a decade.

As for closings, there were 21 in 2018 before we reached a new low of 6 in 2019. We ended the first quarter with 22 closings in 2020, 11 closings in 2021, and 13 closings in both 2022 and 2023.

The sources of the numbers reported are from Jay Greenberg & Vitaly Rutus, San Francisco Multiple Listing Service, and Costar Comps.

My Two Cents

To summarize the above data, value has been slowly deteriorating over the last five to six years. In a year-over-year comparison, multipliers in the 5-9-unit sector dropped approximately 10%, and cost per unit dropped approximately 25%. In the 10-plus-unit sector, multipliers dropped approximately 15%, and cost per square foot and cost per unit remained on par with the previous year. Dollar volume has dropped 66% in the 5-9-unit sector and 30% in the 10-plus-unit sector.

Generally, the first quarter is the slowest time of the year for our sales market. Nonetheless, we are comparing apples to apples when looking at first quarter data. Throughout 2022, the 5-9-unit sector was robust, showing the highest transaction levels over the last decade, but this trend is reversing as we head into the second quarter of 2023.

The current state of the sales market is somewhat uncertain as we strive to find equilibrium between the expectations of buyers and sellers. Pricing has not adjusted as quickly as the interest rate hikes over the past six months. Cap rates are slowly catching up and will need to

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continue upward as buyers expect positive leverage on current purchases. Positive leverage is when your cap rate or rate of return exceeds your mortgage interest rate. The best rate offered today is approximately 5.5% fixed for five years.

The three most active buyers in our marketplace over the last decade have been Veritas Investments, Ballast Investments, and Mosser Capital. Currently, a large portfolio (75 properties with 2,149 rentcontrolled apartments and 45 commercial units) owned by Veritas is in default and the first mortgage has been listed for sale. The total outstanding mortgage balance is $802 million. Ballast Investments has a ten-building portfolio for sale, and Mosser Capital has multiple properties listed for sale. Available inventory in both reported sectors (as of April 2023) is approximately 30% - 35% above average—and I suspect this number is even higher.

The most active lender for San Francisco multifamily assets has been First Republic Bank (FRB). As of late April, FRB is quoting loans in the high 6 percent range, while other lenders are quoting loans in the mid to upper 5 percent range. For the time being, FRB is basically out of the market, trying to stabilize their operations. They have had to borrow heavily to cover deposit outflows at high rates from the Federal Reserve, the Federal Home Loan Bank, and JP Morgan Chase & Co., in addition to the $30 billion that eleven of the other largest banks deposited to keep FRB afloat.

Rental Market

The rental market has been steady this year, despite persistent layoffs. According to the U.S. Bureau of Labor Statistics, as of March 2023, the unemployment rate for the San Francisco Metropolitan Statistical Area was 3.5%. This is lower than the national unemployment rate of 4.0%. Furthermore, San Francisco’s job market has been steadily growing over the past few years, with a 2.2% increase in nonfarm employment from February 2022 to February 2023. The top sectors for employment growth in San Francisco have been professional and business

services, education, health services, and leisure/hospitality. Most neighborhoods have fully recovered to pre-pandemic rent levels, while Downtown, SOMA, the Mission, and other southeast neighborhoods are still in recovery mode.

Many owners have instituted a utility bill back program (RUBS) with new leases, but most San Francisco owners have not implemented this valuable tool. Utility costs have increased dramatically over the past few years, and this trend is likely to continue. I recommend looking at your rent roll and seeing how many units have turned over in the past five years, seven years, or ten years. The average result will be approximately 70% turnover. Would you like to be reimbursed this percentage of your utility costs? In my experience, the utility bill back is of greater value than any allowable rent increase.

Be On Your A Game.

Know Your Numbers!

Legal Questions

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

Turn

For additional information related to any data points and/ or market news, please contact Jay Greenberg at jayhgreenberg@apr.com.

SF EMERGENCY RENTAL ASSISTANCE PROGRAM

Q.I WAS NEVER ABLE TO CONVINCE MY TENANT TO PARTICIPATE IN THE VARIOUS RENTAL ASSISTANCE PROGRAMS THROUGHOUT THE PANDEMIC. IS IT TOO LATE TO OBTAIN FUNDS?

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

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

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

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

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

So, please encourage your residents that owe rent to apply now to the various rental assistance agencies, including ERAP. If the tenant no longer lives in your building, you may have to visit small claims court where, incidentally, there are no jurisdictional limits for residential rents at this time, meaning you can bring a case for as much rent as is owed.

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

—Dave Wasserman

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

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

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

Background

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

Laura Strazzo Attorney at Law

Brian O’Neill Attorney at Law

Robert Little Attorney at Law

San Francisco Facade Maintenance Program

In 2016 San Francisco passed a city ordinance for routine facade inspections to be conducted on buildings 5 or more stories tall and of construction types other than wood construction. The primary objective of the facade inspection program is to mitigate unsafe building conditions which could harm public safety The initial facade inspections are scheduled to be complete in accordance with Figure 1 below After the initial facade inspection, periodic inspections are due every 10 years following.

The facade maintenance program pertains to exterior walls, windows, balconies, parapets, cornices, architectural trim, appurtenances, penthouse walls, chimneys, and converted interior areas enclosed by a skylight or other covering. Other items included are communications equipment, flag poles, signs, fire escapes, flagpoles, light fixtures, hanging air conditions, and vertical vents. One exclusion where inspection is not needed is at walls within 36” of adjacent buildings unless there is a door

The facade inspection may include the following methods in determining the performance of the above facade components:

● Visual observation with/without magnification

● Documentation of appearance and significant observations such as staining, spalling, moisture damage, weathering, or distress

● Assessment for out-of-plane displacement

● Interior leak survey

● Pull test on adhesively attached components

● Removing fractured components to reveal cause

● Sounding of the facade surface with a hammer

● Viewing horizontal surfaces that can pond water

● Pushing/pulling on facade elements

● Evaluating sealant adhesion

According to the facade ordinance, the inspection includes both general visual inspection and 25% detailed up-close inspection which may require facade access equipment.

If immediately hazardous conditions are observed on-site it is the responsibility of the inspector to immediately notify the owner and the San Francisco Department of Building Inspection (SFDBI). Immediate temporary remediation shall take place to remove the hazard. For non-emergency repairs, they should be conducted in a timely manner following the inspection as these conditions may become unsafe hazards prior to the next periodic inspection 10 years after the initial inspection.

The facade inspection must be conducted by a qualified professional who must prepare a report in accordance with the city requirements following the inspection. The report will include one of the three following conclusions:

1. Ordinary Maintenance

2. Repairs and Maintenance

3. Repairs following Temporary Mitigation of Unsafe Conditions

Contact Borne Consulting for additional information regarding the San Francisco Facade Maintenance Program. We would be happy to schedule a meeting to discuss the inspection requirements in more detail with your team.

sfaa2023calendar

sfaa

June

MONDAY, JUNE 5

Board of Directors Mtg. 11:30 a.m.

THURSDAY, JUNE 15

In-Person Mold Certification Class Jewish Community Center

3200 California Street, Rm# 209

8:00 a.m. to. 5:00 p.m.

Members $305

Non Members $405

THURSDAY, JUNE 15

Landlord 101 Part I

Zoom Webinar System

10:00 a.m. to 1:00 p.m.

Members $65

Non Members $130

WEDNESDAY, JUNE 20

Keeping Property in the Family for Multiple Generations

Zoom Webinar System

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

Members $45

Non Members $65

WEDNESDAY, JUNE 21

Live Legal Panel

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

WEDNESDAY, JUNE 21

Getting the Most Out of Your Technically with Intellirent

Zoom Webinar System

10:00 a.m. to 11:00 a.m. FREE for members only

THURSDAY, JUNE 22

Landlord 101 Part II Zoom Webinar System

10:00 a.m. to 1:00 p.m.

Members $65

Non Members $130

FRIDAY, JUNE 23

2022 & Early 2023 Legislative and Judicial Recap

Zoom Webinar System

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

Members $45

Non Members $65

TUESDAY, JUNE 27

Best Practices for Handling Applications

Zoom Webinar System

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

Members $45

Non Members $65

July

MONDAY, JULY 3

Board of Directors Mtg. 11:30 a.m.

FRIDAY, JULY 7

AB1482 New Statewide Rent Control & Eviction Webinar

Zoom Webinar System

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

Members $45 Non Members $65

SFAA office will be closed

Tuesday, July 4th in observance of Independence Day.

WEDNESDAY, JULY 12

Let’s Catch Up Landlord Tenant Q & A Webinar

Zoom Webinar System

10:30 a.m. to 11:30 a.m.

Members $45

Non Members $65

THURSDAY, JULY 13

Intellirent: How to Compare Data & Use Reports

Zoom Webinar System

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

FREE for members only

THURSDAY, JULY 13

On-Demand Lease Enforcement

Zoom Recorded Link 11:00 a.m. to. 12:00 p.m.

Members $45

Non Members $65

THURSDAY, JULY 27

On-Demand Dealing with Difficult Tenants

Zoom Recorded Link 11:00 a.m. to. 12:00 p.m.

Members $45

Non Members $65

WEDNESDAY, JULY 19 Virtual Legal Panel

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

FRIDAY, JULY 21

Roommates & Revolving Doors Webinar

Zoom Webinar System

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

Members $45

Non Members $65

TUESDAY, JULY 25

Neighbors Interfering With Your Land Rights

Zoom Webinar System

11:00 a.m. to 12:00 p.m.

Members $45

Non Members $65

THURSDAY, JULY 27

Which Addenda Do I Need?

Zoom Webinar System 11:00 a.m. to 12:00 p.m.

Members $45

Non Members $65

SAN FRANCISCO’S RENT BOARD FEE $29.50

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

ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

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

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

CAPITAL IMPROVEMENTS

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

INTEREST ON DEPOSITS

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

ALLOWABLE RENT INCREASES

2023 - 2024: 3.6%

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

2006-2007 $11.00

2005-2006 $10.00

2004-2005 $11.00

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY

Lisa Jackson 415-244-1339 lisajackson@firstam.com

LAWYERS EQUITY EXCHANGE

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

SEQUENT

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

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP

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

ALARM COMPANY

AEC ALARMS

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

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS

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

Q ARCHITECTURE

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

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

ATTORNEYS

BARTH CALDERON, LLP

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

All languages welcome

BORNSTEIN LAW

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

CHONG LAW

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

DOWLING & MARQUEZ, LLP

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

Spanish

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

Spanish, Korean, Cantonese and Mandarin

KIMBALL, TIREY & ST. JOHN LLP

Kelli Dodson 800-525-1690

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

FRIED, WILLIAMS & GRICE CONNOR

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

French, Spanish and Portuguese

HERZIG & BERLESE

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

ILENE M. HOCHSTEIN, ATTORNEY AT LAW

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

KAUFMAN, DOLOWICH, VOLUCK

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

LAW OFFICES OF KOSTER & LEADBETTER, LLP

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

LAW OFFICE OF MICHAEL HEATH

Michael Heath 415-931-4207

Mheath_law@sbcglobal.net Mandarin

LAW OFFICE OF EDWARD KAIGH, PC

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

LAW OFFICES OF SCOTT T. OKAMOTO

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

LAW OFFICE OF JULIANA E. PISANI

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

Italian

LAW OFFICES OF LAWRENCE M. SCANCARELLI

Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

THE LAW OFFICE OF ED SINGER

Edward Singer 650-393-5862 www.edsinger.net

MASTROMONACO REAL PROPERTY LAW GROUP

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

NIVEN & SMITH

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

REUBEN, JUNIUS & ROSE, LLP

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

SHEPPARD-UZIEL LAW FIRM

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

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

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

Mandarin, Cantonese & Spanish

WASSERMAN

Dave Wasserman 415-567-9600

Dave@wassermanoffices.com

www.davewassermansf.com

WIEGEL LAW GROUP

Andrew J. Wiegel 415-552-8230

www.wiegellawgroup.com

ZACKS & FREEDMAN, PC

Andrew M. Zacks 415-956-8100

www.zfplaw.com

ZANGHI TORRES ARSHAWSKY, LLP

John P. Zanghi 415-977-0444

www.zatlaw.com

BEDBUG DETECTION

CROWN & SHIELD PEST

SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551

www.crownandshieldpestsolutions.com

PREMIER CANINE DETECTION

Jordan Garcia 415-612-6645

www.premiercaninedectection.com

COMMERCIAL/RETAIL LEASING SERVICES

BLATTEIS REALTY CO.

David Blatteis 415-981-2844

www.sfretail.net

CONSTRUCTION

PODS

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

CONSULTANTS:

PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

Steven Edrington 510-749-4880

steve@edringtonandassociates.com

CORPORATE RENTALS

AMSI

Robb Fleischer 415-447-2020

www.amsires.com

CREDIT REPORTING

INTELLIRENT

Cassandra Joachim 415-849-4400

www.myintellirent.com

DRAIN SERVICES

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

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

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

Rebecca Holloway 707-540-5584

rebecca@greenspan-ai.com

ENERGY SERVICES

ARMADA POWER

David Myers 614-918-7493 dmyers@armadapower.com

ENVIRONMENTAL CONSULTING

P.W. STEPHENS ENVIRONMENTAL

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

FACADE INSPECTIONS

BORNE CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ESCAPE ARTISTS

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

GREAT ESCAPE SERVICES

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

FIRE PROTECTION CONTRACTORS

A-TOTAL FIRE PROTECTION COMPANY, INC.

Monte L. Osborn 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com

AEC ALARMS

628-208-0188 SFfire@aec-alarms.com

BATTALION ONE FIRE PROTECTION

Tim Morse 510-653-8075 www.battaliononefire.com

COMMERCIAL FIRE PROTECTION, INC.

Laine Sims 925-300-9534 www.fireprotected.com

EMERGENCY SYSTEMS, INC.

Eric Hagerman 415-564-0400 esmfire@earthlink.net

PRIBUSS ENGINEERING, INC.

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

FLOORING

DECK & BALCONY INSPECTIONS, INC

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

GARBAGE COLLECTION

SERVICES

RECOLOGY GOLDEN GATE RECYCLING

Minna Tao 415-575-2423 recologysf.com

RECOLOGY SUNSET SCAVENGER

Dan Negron 415-330-2911 recologysf.com

VALET LIVING

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

HARDWARE

LUXER ONE

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

HUMAN RESOURCES

INTERSOLTUTIONS, LLC

jhong@intersolutions.com

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES

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

BARBARY INSURANCE BROKERAGE

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

COMMERCIAL COVERAGE

INSURANCE AGENCY

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

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972

David.gordon@gordoninsurance.com

USI INSURANCE

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

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY

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

LENDING / FINANCIAL SERVICES

FIRST FOUNDATION BANK

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

LENDING / FULL SERVICE BANKS

LUTHER BURBANK SAVINGS

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

LENDING / INSTITUTIONS

CHASE COMMERCIAL TERM LENDING

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

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

GREENTREE MAINTENANCE

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

MAVEN MAINTENANCE, INC.

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

OGREENA

Christopher Sheilds 510-899-0238 jenniferbenassi@ogreena.com

WEST COAST PROPERTY MANAGEMENT

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

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

Scott Goering 415-782-8940

sgoering@sfbar.org

PAINTING CONTRACTORS

KRUITPAINTING, INC.

Pieter Kruit 415-254-7818

www.kruitpainting.com

PAC WEST PAINTING INC.

Brian Beaulieu 415-457-0724

www.pacwestpaintinginc.com

PETERS PAINTING SERVICES

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

TARA PRO PAINTING INC.

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

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

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

BANNER PEST SERVICES

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

CROWN & SHIELD PEST SOLUTIONS-PREMIER

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

PLUMBING & HEATING

C.R. REICHEL ENGINEERING CO. INC.

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

PRIBUSS ENGINEERING, INC.

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

R & L PLUMBING

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

Niall 415-505-2180 niall@rosplumbing.com

URGENT ROOTER AND PLUMBING INC.

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

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

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

PROPERTY MANAGEMENT

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

Timothy Cannon 415-841-2105 tim@sanfranrealestate.com www.abacuspropertymanagement.com

ADVENT PROPERTIES, INC.

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

ALEXANDERSON PROPERTIES

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

AMORE REAL ESTATE, INC

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

ANCHOR REALTY

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

ARTAL PROPERTIES

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

BARBAGELATA REAL ESTATE COMPANY

Paul Barbagelata paulb@realestatesf.com

BAY PROPERTY GROUP

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

BAYVIEW PROPERTY MANAGERS

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

BEAM PROPERTIES, INC.

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

BLVD RESIDENTIAL

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

Property Management Members

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

ADVENT PROPERTIES, INC.

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

AMSI

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

CECCHINI REALTY CO.

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

CITYWIDE PROPERTY MANAGEMENT

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

DEWOLF

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

GAETANI REAL ESTATE

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

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

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO PROPERTY MANAGEMENT

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

LINGSCH REALTY

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

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

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

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329

REAL MANAGEMENT COMPANY

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

S&L REALTY

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 vertexsf.com

WEST & PRASZKER REALTORS

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

WEST COAST PROPERTY MANAGEMENT

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

VESTA ASSET MANAGEMENT

Paul Griffiths 415-994-3033

paul@vesta-assetmanagement.com

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK

Jon King 855-327-5376

jon.king@brookfieldproperties.com

CITYWIDE PROPERTY MANAGEMENT

Carol Cosgrove 415-552-7300

www.citywidesf.com

DEWOLF REALTY CO. INC.

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

EBALDC

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

GAETANI REAL ESTATE

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

GEORGE GOODWIN REALTY, INC.

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

GREENTREE PROPERTY MANAGEMENT

Scott Moore 415-828-8757 www.greentreepmco.com

GM GREEN REAL ESTATE INC.

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

GORDON CLIFFORD PROPERTIES, INC.

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

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

LEGACY PTLA LLC

Brent Mustin 510-352-6310

LINGSCH REALTY

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

MERIDIAN MANAGEMENT GROUP

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

MLCSPACES, INC.

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

MYND MANAGEMENT, INC.

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

NEW GENERATION INVESTMENTS

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

OPEN WORLD PROPERTIES

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

PAUL LANGLEY COMPANY

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

PILLAR CAPITAL REAL ESTATE

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

PONTAR REAL ESTATE

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

PRIME METROPOLIS PROPERTIES, INC.

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

PROGRESSIVE PROPERTY GROUP

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

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY

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

ROCKAWAY RESIDENTIAL MANAGEMENT

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

ROCKWELL PROPERTIES

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

RNB PROPERTY MANAGEMENT -

GOLDEN GATE

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

SHAREVEST PROPERTY MANAGEMENT, LLC

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

SIGNATURE REALTY PROPERTY MANAGEMENT

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

SIERRA PROPERTY PROFESSIONALS

Sonali Herrera sierrappinc@gmail.com

SKYLINE PMG, INC.

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

WEST COAST PROPERTY MANAGEMENT

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

WEST & PRASZKER REALTORS

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

VERTEX PROPERTIESS

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

VESTA ASSET MANAGEMENT

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

YMPG

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

PROPERTY MANAGEMENT SOFTWARE

APPFOLIO

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

DOOR LOOP

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

PROPERTY ATLAS

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

RENT RAISERS

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

YARDI

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

REAL ESTATE APPRAISALS

MARK WATTS COMMERCIAL APPRAISAL

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

REAL ESTATE BROKERS & AGENTS

BERKSHIRE HATHAWAY

FRANCISCAN PROPERTIES

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

BIG TREE PROPERTIES

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

CHUCK & ASSOCIATES

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

COLDWELL BANKER COMMERCIAL NRT

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

COLLIERS INTERNATIONAL- JAMES DEVINCENTI

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

COLLIERS INTERNATIONAL

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

COMPASS

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

COMPASS COMMERCIAL BROKERAGE

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

COMPASS COMMERCIAL BROKERAGE

Chris J. Connor chris.oconnor@compass.com

COMPASS COMMERCIAL BROKERAGE

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

COMPASS COMMERCIAL BROKERAGE

Jay Greenberg 415-378-6755

jay@jayhgreenberg.com

COMPASS COMMERCIAL

Mirella Webb 415-640-4133

mirella.webb@compass.com

CORCORAN GLOBAL LIVING COMMERCIAL

Terrence Jones 415-786-2216

terrence@terrencejonesSF.com www.terrencejones.com

FERRIGNO REAL ESTATE

Chris Ferrigno 415-641-0661

www.ferrignorealestate.com

HRH REAL ESTATE SERVICES CORPORATION

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

ICON REAL ESTATE INC.

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

KENNEY & EVEREST REAL ESTATE, INC.

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

KILBY STENKAMP-VANGUARD PROPERTIES

Kilby Stenkamp 415-370-7582

LESLIE BURNLEY

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

MARCUS & MILLICHAP

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

MAVEN PROPERTIES

Matthew Sheridan matt@mavenproperties.com

MORGAN REAL ESTATE ADVISORS, INC.

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

NHB REAL ESTATE INC.

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

S&L REALTY

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

STEELE PROPERTIES

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

WEST & PRASZKER REALTORS

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

VANGUARD COMMERCIAL

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

VANGUARD PROPERTIES

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

REAL ESTATE INVESTMENTS

CITY REAL ESTATE

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

sfaa sfaa 2023 membership application

COMPASS COMMERCIAL BROKERAGE

Trigg Splenda 415-593-8616

KENNEY & EVEREST REAL ESTATE, INC.

Everest Mwamba 415-902-3411

maureen@kenneyrealestate.com

REFINISHING / RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH

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

San Francisco Apartment

Jaime Munoz 415-673-4211 MiracleMethodSFO@gmail.com

www.miraclemethod.com/San-Francisco

RENT BOARD PETITIONS

PROPERTY MANAGEMENT SYSTEMS

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

RENT RAISERS

Michelle Horneff-Cohen michelle@propertymanagementsystems.net

REAL MANAGEMENT COMPANY

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

RENT BOARD PASSTHROUGHS

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

RENTAL LISTING SERVICES

COSTAR

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

HRH REAL ESTATE SERVICES CORPORATION

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

REALPAGE

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

ZUMPER, INC.

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

RESIDENTIAL LEASING

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

HAMILTON FAMILY CENTER

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

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO ASSOCIATES

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

KENNEY AND EVEREST REAL ESTATE, INC.

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

LINGSCH REALTY

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

RELISTO

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

RENTALS IN S.F.

Jackie Tom 415-409-3263 www.rentalsinsf.com

RENTSFNOW

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

STRUCTURE PROPERTIES

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

VERTEX PROPERTIES

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

ZUMPER, INC

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

ROOFING

AGUILERA CONSTRUCTION & ROOFING

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

SECURITY

KASTLE SYSTEMS

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

SECURITY DEPOSITS

THE GUARANTORS

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

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION

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

WEST COAST PREMIER CONSTRUCTION, INC.

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

STAFFING

BG MULTI-FAMILY

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

SUBMETERS

LIVABLE

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

TENANT PLACEMENT & LISTING

STRUCTURE PROPERTIES

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

WATER CONSERVATION

SERVICE

SF PUBLIC UTILITIES COMMISSION

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

WATER DAMAGE SERVICE

FIRE AND WATER DAMAGE RECOVERY

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

ad index NEED A PROFESSIONAL CONTRACTOR OR VENDOR?

RESTORATION MANAGEMENT, CO. Eric Shelton 510-815-0954 eric.shelton@rmc.com www.rmc.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.

OUR SPONSORS

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

PART I: BEGINNING THE TENANCY

• Tenant selection

• Application process

• Signing the Lease

• Security deposits

• Move-in inspection

• Rent Collection

• Enforcement of Lease terms

• Notices

• Annual rent increases

• Interest payments on security deposits

• Tenant Relations

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

DATE: Thursday, June 15

TIME: 10:00am - 1:00pm

WEBINAR:

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

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

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

landlord 101 sfaa’s Part I Webinar

First, unnecessary processes would be trimmed by eliminating code provisions that require the approval of a Conditional Use Authorization (CU) by the Planning Commission. A CU approval can add six to nine months to the housing approval process by requiring hearings and discretionary approvals for projects that already comply with zoning laws. By eliminating CUs for code-compliant projects, the legislation would allow new housing to be approved faster.

Second, rigid requirements that limit the form and location of certain types of housing in particular parts of the City would be abolished. This includes easing geographic limitations on senior housing, homeless shelters, and group housing, as well as reforming development standards like private open space and 1950s-era requirements for how far back a building must be offset from the property line. Together, these changes will provide more flexibility for new housing proposals.

Third, restrictions limiting the availability of existing incentive programs for housing would be lifted. This would significantly expand access to the HomeSF program and allow the City to waive fees for certain affordable housing projects.

The legislation executes goals set forth in the Housing Element while responding to current economic conditions. High construction costs and a challenging market have made most types of new housing construction infeasible. However, by reducing approval timelines and creating greater certainty for permit approvals, the legislation will help clear the path for new housing by limiting costs associated with the City’s own approval process.

Supporting Neighborhood Vitality and Infrastructure

SF Planning cannot implement the Housing Element without close collaboration with other City departments that are instrumental in ensuring critical infrastructure, services, and resources are in place for new housing to come online

What You Need to Know

sfaa sfaa 2023

MEMBERSHIP MEETING

SFAA LIVE Virtual Legal Panel Q& A

Wednesday, June 21st, 2023 10-11:00 am

FIRE ALARM DEADLINE

For more information, turn to page 10.

Saturday, July 1, 2023

VIRTUAL MEMBERSHIP MEETING

Wednesday, July 19th, 2023

SAVE THE DATE

Annual Trophy Awards Show

Thursday, October 26th, 2023 St. Regis Hotel Ballroom

successfully. The Planning Department is coordinating with agencies like the San Francisco Municipal Transportation Agency, the Mayor’s Office of Economic and Workforce Development, the Mayor’s Office of Housing and Community Development, the Office of Small Business, and the San Francisco Public Utilities Commission to move housing forward, together.

Who is it for?

Because San Franciscans probably won’t see a drastic increase in the construction of new homes for some time to come, many might wonder, What’s in it for me?

Rather than a one-off program, the Housing Element is a generational investment in our City. Expanding housing choice is for our young children who want to stay here once they graduate high school or return after college. Expanding housing choice is for our parents for whom retirement and changing housing needs aren’t far away. Expanding housing choice is for our older adults who still live in the single-family home where they raised their children and worry about making it up and down the stairs. And for our teachers, our first responders, our nonprofit workers, our bus drivers, our caregivers, our hospitality workers, and our service providers—expanding housing choice is about having the ability to live close to where they work and be part of the communities they support.

By expanding housing choice through rezoning in well-resourced areas, San Francisco can create complete communities that include housing for all stages of life, all occupations, and all budgets.

Join us in the conversation. To hear more and be notified about events, sign up for emails at sfplanning.org/ ExpandingHousingChoice-Signup

2023 Spring CCRM Webinar Series Schedule &

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

Attendee Information:

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

Company Name:

City:

Phone: Fax:

Local Association ID Number: Payment Information: o Credit Card o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Exp. Date

Signature: Name printed:

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

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

CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Housing)

sfaa rental forms

TO MOST PEOPLE, THIS IS JUST A TYPICAL MIDCENTURY MODERN

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

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