SF Apartment Magazine June 2024

Why should you care?

GRANT

magazine

SF APARTMENT

San Francisco Apartment Association Office

265 Ivy Street

San Francisco, CA 94102

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

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

SFAA Staff

Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers

President J.J. Panzer

Vice President Robert Link

Treasurer Chris Bricker

SFAA Directors

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

VOLUME XXXV, NUMBER 6 JUNE 2024

Published by

San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Stephanie Alonzo

Tel 415-255-2288

Web www.sfaa.org

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

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

Passthrough Paradox An

update on San Francisco’s shifting rental property cost allocation.

General Obligation Bond Passthroughs

In April, despite objections from SFAA and hearing opposition from several dozen SFAA members, the San Francisco Board of Supervisors passed legislation sponsored by Supervisor Aaron Peskin to severely restrict General Obligation Bond passthroughs to tenants.

The previous General Obligation Bond passthrough rules were based on somewhat of a Solomonic compromise. In 2000, the voters approved Proposition H, which restricted passthroughs to tenants. SFAA and other plainti s successfully litigated against Prop H, and the City and County of San Francisco appealed.

Soon after, then-Supervisor Tom Ammiano brokered a compromise that was memorialized in a settlement agreement and passed unanimously at the Board of Supervisors. That compromise was based on the principle that when voters approve General Obligation Bonds for things like

public services, civic improvements, and city infrastructure, those costs should be shared by all residents, rather than just property owners. Accordingly, rental property owners were granted a 50% passthrough rate to tenants for costs attributable to the repayment of the City’s General Obligation bonded indebtedness.

The new General Obligation Bond passthrough rules mark a drastic departure from the prior law and will eliminate the passthrough for many tenants, based on their move-in date. Overall, based on SFAA’s analysis, the passthrough will be reduced by around 80 percent. While the legislation initially required General Obligation Bond passthroughs to be approved by the Rent Board, SFAA secured an amendment so that Rent Board approval is no longer required.

SFAA members should know that their current Bond passthroughs are still valid and that they do not need to take action at this time. The new General Obligation Bond passthrough rate will

start beginning in the 2024/2025 tax year, and the Rent Board will have new worksheets to help you calculate the passthrough.

SFAA rmly believes that all residents who can vote for General Obligation Bonds should pay their fair share toward funding the civic services and infrastructure improvements that these bonds pay for. Given the passage of Supervisor Peskin’s legislation, SFAA leadership is currently considering formally opposing future bond measures.

As the City and the Rent Board implement the new passthrough rules over the coming weeks and months, SFAA will have more information for SFAA members. Please stay tuned for a future SF Apartment Magazine article with more information. In the meantime, if you have any questions about the legislation, please contact SFAA’s Director of Government A airs Charley Goss at charley@sfaa.org

Pet Policy Potential

California legislators are considering a new law to make rental housing more pet friendly. This legislation aims to put an end to blanket no-pets policies and prohibit landlords from charging extra fees for common pets like cats and dogs.

Supporters argue that the current lack of pet-friendly rentals forces renters to either give up on nding a home or surrender their pets to overcrowded shelters.

If passed, this proposed law could o er tenants with pets a less volatile living situation.

However, rental property owners have raised concerns about potential

expenses for repairs, liability for petrelated incidents, and nuisance issues that could a ect other tenants. They’re also pushing for reconsideration of the limit on security deposits, which was reduced last year.

Russell Lowery, executive director of the California Rental Housing Association, emphasizes the importance of maintaining a safe environment for all residents of a property, not just the pet owners.

The proposal, put forward by Assemblymember Matt Haney, doesn’t mandate that all landlords must accept pets, but it requires valid reasons for refusal, such as public health concerns. Landlords can only inquire about pets after approving an applicant, who must disclose their pet (or intention to get one) at least three days before signing the lease.

The bill is set to move forward to the Senate after assembly approval and may change as it makes its way through the legislative process.

San Francisco’s First Entertainment Zone

Mayor Breed joined Senator Scott Wiener (D-San Francisco), the O ce of Economic Workforce and Development (OEWD), and business and community leaders to announce new legislation that will create San Francisco’s rst entertainment zone” in Downtown, which will allow restaurants and bars to sell alcoholic beverages for consumption during outdoor events and activations.

The legislation establishes a framework for the designation of future entertainment zones, revises local open container laws to permit the operation of these zones, and designates Front Street between California Street and Sacramento Street as the city’s rst entertainment zone. San Francisco was authorized to create entertainment zones under SB 76, authored by Senator Wiener. If approved, this zone will allow local bars and restaurants to operate and sell alcoholic beverages as part of organized outdoor events that take place on this block.

To support activations in entertainment zones and throughout Downtown, Mayor Breed has also directed the O ce of Economic and Workforce Development to partner with San Francisco New Deal to launch the Downtown ENRG (Entertainment & Nightlife Revitalization Grant) Program. The program that will o er up to $50,000 to fund new economic revitalization projects to support new activities, events, and campaigns to attract patrons and increase downtown activity.

San Francisco’s proposed Entertainment ones build o SB 76, introduced by Senator Wiener and passed at the California Legislature last year. The Entertainment Zone Act paved the way for San Francisco to be the st California city to designate entertainment zones to operate during special events permitted by the California Department of Alcoholic Beverage Control (ABC). Under the bill, San Francisco could establish entertainment zones through the adoption of a local ordinance by the Mayor and the Board of Supervisors.

Mayor Breed’s legislation would enable three bars along Front Street (Schroeder’s, Harrington’s, and Royal Exchange) to sell open beverages for consumption during special events in the zone. These bars, along with the Downtown SF Partnership and the Building Owners and Managers Association (BOMA), are working to launch a new recurring street closure on this block that could involve live entertainment and other activities during the zone’s operation. Similar programs have been successful in supporting small businesses and commercial districts in a number of other states, including Michigan, Ohio, and North Carolina.

Downtown ENRG (Entertainment & Nightlife Revitalization Grant)

The arts, culture, nightlife, and entertainment sectors play critical roles in the transformation of San Francisco’s downtown, and in commercial corridors citywide by delivering unique experiences that attract residents, workers, and visitors.

Qualifying projects for the grant program could include unique and expanded live performance programming at downtown venues, outdoor events connected to adjacent businesses, the establishment or operation of entertainment zones,” and new festivals that occur across multiple venues, among other ideas. Eligible program expenses include permitting costs, planning expenses, marketing material and design, event coordination, food and beverage, artists’ stipends, equipment, and on-site sta .

To maximize impact, priority will be given to projects involving collaboration between multiple existing businesses to attract patrons to a corridor and projects or campaigns in Mid-Market, Civic Center, Tenderloin, SoMa, the Financial District, Union Square, or Yerba Buena.

The application for the Downtown ENRG grant is now open. Applications will be accepted on a rolling basis, with priority given to applications submitted before June 15, 2024. To learn more, visit sfnewdeal.org/ENRG.

Entertainment Drives Revitalization

The creation of entertainment zones and grants program are components of the Mayor’s Roadmap to San Francisco’s Future, and build on a series of recently announced entertainment initiatives designed to showcase and support the San Francisco music and entertainment sector, boost neighborhood vitality, activate open spaces, and enhance the City’s economic revitalization through arts and culture. Combined, the goal is to secure an important new source of revenue to boost San Francisco restaurants and bars while transforming Downtown as a 24/7 destination.

In April, Mayor Breed announced the City’s new SF Live Concert Series, which debuted on May 4 at the Golden Gate Park Bandshell. Events will take place through June at Fulton Plaza, Union Square, and the Jerry Garcia Amphitheater, and at locations citywide through

Civic Surge

written by JAY H. GREENBERG

We gained momentum after the March election. Stay engaged for more progress in November.

Ifeel a shift in the market as larger o erings are producing better turnouts and receiving multiple o ers. Recent economic reports suggest the Federal Reserve may maintain its current interest rate stance longer than anticipated and could potentially raise rates again this year. The November election is looming; its crucial for voters to stay informed early on, as it o ers an opportunity to alter the direction of San Francisco.

Below are the statistics for the rst quarter of 2024, comparing the 5-9unit sector and the 10-plus-unit sector to the same period from 2019 to 2024. Most value indicators are down from rst quarter 202 , and transaction levels are well up in the 5-9-unit sector and well down in the 10-plusunit sector.

5-10 Units

The average price per square foot was approximately $541 in 2019 before rising to $578 in 2020, the highest price per foot recorded in the past decade. The average price per square foot dropped to $540 in 2021, $507 in 2022, and then further to $502 in 202 . In 2024, the rst quarter average price per square foot came to $420— the lowest rst quarter number in the past decade, and a 16% decrease in a year-over-year comparison.

There’s been a slow decline in Gross Rent Multipliers (GRMs) since the high-water mark in 2018, when the

average GRM was 18.28. The average GRM dropped signi cantly to 16.47 for rst quarter 2019 and rebounded to 17.17 in 2020. The GRM dropped to 14.70 in 2021, 14.85 in 2022, and 1 9 in 202 , a 10% decrease in a year-over-year comparison. In rst quarter 2024, the downward trend continued, with the average GRM dropping to 12. —the lowest rst quarter GRM in a decade.

The average price per unit for rst quarter 2019 was $472,000 before increasing to $5 ,000 in 2020, the highest we had seen in a decade. The average cost per unit dropped to $42 ,000 in 2021 but then rose again to $479,000 in 2022. The price per unit fell back to $ 60,000 in 202 and $ 9,000 in 2024—the lowest rst quarter gure in a decade and a 6% decrease in a year-overyear comparison.

Dollar volume in the 5-9-unit sector was $48 million in 2019 before signi cantly rebounding to $82 million in 2020. This number dropped back to $49 million in 2021 before jumping back up again to $84.5 million in 2022—a 72% increase from the previous year. There were $28.5 million in closings in the rst quarter 202 (the lowest in a decade), before another rebound to $4 million in 2024—a 51% increase from the previous year.

As for closings, there were 17 sales in the rst quarter of 2019, 25 sales in

2020, 19 sales in 2021, and 28 sales in 2022. In 202 the number of transactions dropped to 1 and then increased to 21 in 2024—an increase of 61% in a year-over-year comparison.

10-Plus Units

The average price per square foot was $52 in 2019 before jumping signicantly to $621 in 2020. The cost per foot then dropped to $480 in 2021, $45 in 2022, and $448 in 202 . In 2024, the average price per foot has dropped to $ —a new rst-quarter decade-low and a 25% decrease in a year-over-year comparison.

GRMs peaked at 18.28 in 2018 and have been slowly slipping since. The average GRM was 1 .56 in 2019, 17.02 in 2020, 1 8 in 2021, and 14.01 in 2022. GRMs retreated 15% to 11.94 in 202 (the lowest gure in over a decade), before climbing slightly to 12.67 in 2024—a 6% increase in a yearover-year comparison.

The cost per unit had been trending upward for years and then reversed in 2019. The average price per unit was $414,000 in 2019 before jumping to $488,000 in 2020, the highest number in a decade. The average cost per unit dropped to $ 65,000 in 2021 and $ 25,000 in 2022. There was a slight gain to $ 29,000 per unit in 202 before it dropped again to $227,000 in 2024—the lowest rst-quarter gure in a decade, and a 1% decrease in a year-over-year comparison.

Dollar volume for the 10-plus-unit sector was $57 million in 2019, a decade low at the time. Dollar volume increased dramatically to $2 6 million in 2020 before dropping again to $100 million in 2021. This gure jumped to $77 million in 2022 before

decreasing again to $54 million in 202 . In rst quarter 2024, we have recorded $25 million in closings—a 5 % decrease in a year-over-year comparison and a new decade low for the rst quarter.

In the rst quarter of 2019, we set a decade low with only six total transactions, but we ended the quarter with 22 transactions in 2020. We slumped again to eleven recorded closings in 2021 and reached thirteen closings in 2022 and 202 . For 2024, we have recorded seven closings, a 46% decrease in a year-overyear comparison.

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

My Two Cents

The slow deterioration of values since peak pricing in 2017-2018 continues. Five of the six reported value indicators saw modest to signi cant declines. The most signi cant declines were in the 10-plusunit sector, with the price per square foot declining 25% and price per unit declining 0% in year-over-year comparisons. Surprisingly, the only value indicator that increased was the GRM in the 10-plusunit sector, with a modest 6% increase from the previous year.

Data for transaction levels demonstrates a large disparity between the two reported sectors. In the 5-9-unit sector, we have a 51% increase in dollar volume and a 61% increase in the number of transactions in year-over-year comparisons. In the 10-plus-unit sector, we have a 5 % decrease in dollar volume and a 46% decrease in number of transactions. Additionally, dollar volume for the smaller properties is 41% higher than the larger properties. This is a rarity.

In my last report (fourth quarter 202 ), I highlighted a data point demonstrating approximately 50% of all apartment sales of 5-plus units were in the $1.75 million to $ .5 million price range in 202

Watt’s Up?

written by VARIOUS AUTHORS

Keep your tenants and properties safety standards.

Q.What are the new rules regarding lithium battery-powered devices, and how do we endevices inside our properties?

A.A 2024 state law, Civil Code section 1940.41, now governs how we manage the increasing use of personal micromobility devices that many residents use for transportation. A personal micromobility device is de ned as something that is both powered by the physical exertion of the rider or an electric motor, and is designed to transport one person or one adult accompanied by up to three minors. As evidenced by the increasing amount of building res resulting from improper storage and charging of the lithium batteries that typically energize these devices, housing providers are at risk by the proliferation of e-bikes, electric scooters, and electric hoverboards. Here are some tips to help navigate this new reality.

Section 1940.41 mandates that a housing provider must either provide a common area storage space for charging or allow each resident to store and charge one personal micromobility device inside the dwelling. For owners that do not provide common area storage and instead must allow in-unit charging, they may require ONE of the following criteria for each device:

•The device is not powered by an electric motor and, as such, no charging is needed.

•The device meets the following safety standards:

For e-bikes: UL 2849, the Standard for Electrical Systems for E-bikes, as recognized by the US Consumer Product Safety Commission, or EN 15194, the European Standard for electrically powered assisted cycles (EPAC Bicycles).

For e-scooters: UL 2272, the Standard for Electrical Systems for Electrical Systems for Personal EMobility Devices, as recognized by the US Consumer Product Safety Commission, or EN 17128, the European Standard for personal light electric vehicles (PLEV).

•The device is insured by the resident under an insurance policy covering storage of the device within the resident’s dwelling. A device that meets this requirement may be stored but not charged inside the unit unless the safety standards as described in the bullet points above are satis ed. Residents must provide proof of insurance to the landlord if requested.

Thus, despite what a lease may prohibit, owners may only prevent in-unit

storage and charging if they have created a Micromobility Device Storage Area” in the building that has sucient outlets available for each building resident to charge and store their devices. And regardless of what route you choose, please make sure you have changed the terms of existing tenancies by issuing CAA Form CA-162, Notice of Change of Terms of Tenancy for Personal Micromobility Devices. This form should be served on all tenants now to conform their existing leases to Section 1940.41. CAA Form CA- 40, titled Personal Micromobility Device Information Request, should also be delivered to current and new residents. Form 40 seeks information on the type of device that will be stored and charged. New leases should include CAA Form CA-102, the Micromobility Device Storage Area Addendum, which, like Form 162, apprises residents of their obligations to safely store and charge devices within your building.

The bottom line is that micromobility devices are likely being charged and stored in your rental properties today. Buildings catch re because residents continue to improperly charge the lithium batteries, yet state law now mandates that housing providers permit renters to keep these devices either in designated common areas or inside the apartment. Please make sure you use these CAA forms in all existing and new leases. Consider updating your building’s electrical systems and strive to maintain adequate insurance for loss of property and personal injury. Micromobility devices are here to stay, so we need to quickly adapt our practices to minimize the inherent risks that they pose.

—Dave Wasserman

notices. Do I have to serve both a ten-day notice and a three-day

A.San Francisco now requires a warning notice to be sent before an owner may serve a formal eviction notice except for nonpayment of rent. The new ten-day warning procedure was legislatively created because of a concern that some residents might not have enough time to cure objectionable conduct or may otherwise be confused about when a lease violation has to stop. In response, this ten-day cure period” was implemented to, in the words of the Supervisors, provide clarity around what constitutes just cause” to terminate a tenancy so as to avoid a potential housing displacement.

So, here’s how it works: Under state law, tenants are usually a orded three days to cure a lease violation, whether that violation is a failure to pay rent, to rectify the breach of a lease obligation, or to curtail objectionable behavior. For example, if the resident is smoking inside the residence and the lease prohibits smoking, an owner may issue a notice giving the tenant three days to stop this activity or risk being evicted. There are a series of rules that determine how the three days are to be counted, so oftentimes tenants are not aware of when the deadline exists for the cure period. The new ten-day rule informs the o enders that they have ten days after receipt of the written warning to rectify whatever it is the owner nds to be problematic. Only after the ten-day period expires may the owner issue a formal three-day notice, and only after the three-day period expires may the owner commence eviction proceedings in court. In essence, this new procedural requirement a ords tenants about 15 to 20 days to address landlord grievances.

The Rent Board has developed a ten-day notice form to use. To access the form, go to sfrb.org/forms-center

The ten-day rule applies to the following just causes” under the San Francisco Rent Ordinance:

(i) breach of a lease covenant; (ii) the commission of a nuisance; (iii) using the apartment for an illegal purpose; (iv) refusing to renew an expiring lease term; and (v) denying the landlord lawful access to the residence. The ten-day rule does not apply when the tenant is causing or creating an imminent risk of physical harm to persons or property and, thanks to litigation brough by SFAA, does not for the time being apply to nonpayment of rent. The City has appealed this ruling that struck nonpayment of rent from the list, so stay tuned, as the California Court of Appeal will ultimately and likely soon determine whether nonpayment of rent -day notices must be preceded by a 10-day warning notice.

One problem with this rule is that the ten-day notice seemingly permits a resident to keep curing and then re-o ending. Indeed, the above smoking example is apropos. Someone could smoke, be warned, stop, and then start smoking again only to receive another ten-day warning. While the SFAA litigation sought to invalidate this entire law, the trial court held that, except for nonpayment of rent demands, the 10-day warning rule is valid for the other grounds even with the reality of this confusing timeline and the ability of residents to keep re-o ending.”

—Dave Wasserman

COMPOST CRUSADERS

A pioneer of urban composting, San Francisco exports its methods to France.

San Francisco made history in 1996 by being the rst big city in North America to launch a curbside food scrap collection program for composting. The City requires all its residents and businesses to properly separate compostables and recyclables to keep them out of the land ll.

San Francisco partners with Recology, a San Francisco-based resource recovery company that collects food scraps and other compostables from homes and businesses, and transforms the collected compostables into nished compost which is then distributed to local farms to help them grow healthier food and save water.

San Francisco’s composting and recycling model has been so successful that it was replicated by many cities in California, the United States, and the world. Inspired by San Francisco, France just reached a major milestone by passing a new law that went into effect on January 1, 2024, making composting mandatory nationwide.

Written by VANESSA LOTOUX-MACIAS

Photography provided by RECOLOGY

At the last French-American Chamber of Commerce (FACCSF) Sustainability Committee meeting in December, MerciSF (mercisf.com) had the chance to meet Robert Reed, composting

This Page Top: A windrow turner rotates compost, giving microorganisms in the soil amendment the oxygen they need to thrive. Photo By: Larry Strong Middle: Compost applied to Pinot Noir vines at Olivet Grange Vineyard, Sonoma County. Photo by: Larry Strong

Bottom: Compost delivered to Blossom Vineyards, Thornton, CA. Owner Frank Olagary applied compost to 1,600 acres of wine grapes and orchards. Photo by: Robert Reed

Opposite Page Top Left: Robert Reed promotes composting in the US and other countries, including Canada and France. Photo by: Larry Strong

Top Right: Finished compost improves soil health, helping local farms grow nutritious produce and save water. Photo by: Larry Strong

Bottom: Pinot Noir grapes at harvest, Olivet Grange Vineyard, Russian River Valley, Sonoma County. Owner Kathleen Inman loves compost. Photo by: Larry Strong

champion and spokesperson for Recology, to learn about the many bene ts of composting and how San Francisco’s urban composting model is inspiring the rest of the world.

MerciSF: Can you tell us why composting is so important?

Robert Reed: Composting has so many bene ts.

First, it keeps compostable materials out of land lls and reduces emissions of methane.

When the nished compost is applied to farms, orchards, vineyards, and grasslands, it improves soil quality by sequestering carbon and enriching soil with nutrients and minerals that feed microbial colonies in topsoil, ultimately helping farmers grow healthy crops with fewer commercial fertilizers. Farms and ranches also use compost to grow mustard and other cover crops that help protect precious topsoils from erosion.

The Rodale Institute (rodaleinstitute.org) reports that farms using regenerative farming techniques, such as applying compost, can grow 0 percent more food during drought compared to conventional farming.

Compost also helps save large amounts of water. Compost is a natural sponge that attracts and retains water. When compost holds moisture in topsoil, it improves soil health and plant growth, and it also helps to reduce the risk of re. Where plants are green and soil is moist, re has nothing to feed on,” says regenerative farmer Matthew Engelhart.

Composting also improves recycling programs. When food scraps are collected separately, they don’t contact recycled paper. That helps cities produce higher-quality bales of recycled paper.

A lesser-known bene t is the fact that composting creates three times more jobs than land lling.

Finally, composting helps cities make signicant progress toward achieving Zero Waste.

The Rodale Institute reports that farms using regenerative farming techniques, such as applying compost, can grow 30 percent more food during drought compared to conventional farming.

Educating residents and business owners on these bene ts is absolutely key in ensuring a high participation in composting practices.

MerciSF: Why is composting at home essential and easy?

RR: According to climate experts, composting is one of the easiest ways for humans to help slow down climate change. Allowing food waste to decompose in land lls creates methane, a greenhouse gas dozens of times more potent than carbon dioxide, and land lls are the third-largest source of methane in the United States.

According to the Environmental Protection Agency (EPA), food scraps and yard waste account for more than 0 percent of a typical waste stream. We are talking about almost one-third of our garbage that could not only be kept from the land ll but that has the potential to create natural, nished compost that is so bene cial to our planet and our health.

In cities like San Francisco, it is very easy for residents to compost at home. The city gives free composting pails to help residents dispose of their food scrap in their kitchen. Homes are also given green bins for the curbside collection of all compostable materials (food scrap and yard trimmings such as leaves and wood sticks).

All the food scraps are turned into high-quality compost in just sixty days at Blossom Valley Organics North, an outdoor composting facility east of the city, and then sold to local farms, vineyards, and orchards within one hundred miles of the facility. That is a very local loop. Food scraps should go back to farms, where they originally come from, as nished compost, which helps to grow healthier food and save water.

MerciSF: What has contributed to the success of San Francisco’s urban composting program?

RR: Mandatory participation was a huge driver. San Francisco passed an ordinance in 2009 making it mandatory for all properties to participate in the curbside recycling and composting collection program.

One key to composting success is getting children on board.

The best way to get adults to compost is to get composting programs running in schools.

MerciSF: How does San Francisco’s composting program work?

RR: Residents and businesses place their compostable materials in the green bins that are designated for curbside composting collection.

All properties have this green curbside composting collection bin as part of the standard three-bin service in San Francisco, and green bins line every block on collection day. Every week, neighborhood route trucks from Recology pick up the collected materials from the green bins at city homes. Recology empties curbside composting bins more frequently at apartment buildings and businesses.

Through the curbside recycling and composting collection programs, the city collects nearly one thousand tons of recyclable and compostable materials every day, helping to divert most of its waste from land lls.

We o ered free composting pails, bin labels, signs, multilingual trainings, and toolkits for commercial buildings. Many di erent languages are spoken in San Francisco, so we opted to put photographs on the green bins (in addition to a few words in English, Spanish, and Chinese), showing what can and can’t be composted. We also produce a customer newsletter lled with articles about the bene ts of composting and recycling. I also work to get stories published about restaurants embracing composting, and vineyards relying on compost from the city. There are also occasional penalties from the city for those not adhering to the guidelines.

In addition to highlighting the environmental and social reasons to compost at the curb, the City of San Francisco charges lower rates for composting and recycling than for land lling. The Residential Rate Calculator (recology.com) shows that the monthly charge at a residential property for a thirty-two-gallon curbside composting bin is $7. . That is half the cost of the same size land ll bin. Commercial customers also qualify for diversion discounts by recycling and composting and reducing the size of their land ll bin.

One key to composting success is getting children on board. The best way to get adults to compost is to get composting programs running in schools. Recology donates compost to school gardens, which makes a big impression on children. Children go home and ask their parents, Why don’t we compost at home? The very next day there is a composting pail on the kitchen counter, and they’re rolling with it.

Top Left: Recology compost workers applaud France for implementing a national law requiring all cities to make composting convenient to residents and businesses.

Middle Left: Finished compost is a nutrientrich soil amendment that improves soil health on local farms and vineyards.

Top Right: Cabernet Sauvignon grapes, Cordero Vineyards, Napa. Cordero applies compost to help improve soil health.

Bottom: Regenerative farmer Matthew Englehart says, “By composting, all of us can bring more life, more fertility to this planet.”

Photos by: Larry Strong

Middle: Orchards use compost to grow peaches and other organic fruits and nuts.

Bottom Left: Robert Reed

Bottom Right: New release of Sauvignon Blanc from Los Valley Ranch Wines. Estate grown at sustainably farmed Cordero Vineyards.

Photos by: Larry Strong

We are actively keeping composting part of the discussion in San Francisco by leading community and classroom presentations, publishing articles, and highlighting composting on social media.

MerciSF: What happens to the nished compost?

RR: The nished compost is applied onto farms, vineyards, orchards, and grasslands, which improves soil health, increases soil production, and leads to the production of healthier food. It has been shown that farms that use compost grow more nutrient-dense produce.

As mentioned earlier, nished compost also helps sequester carbon deep in the soil, especially when used to grow cover crops that shade topsoil and increase photosynthesis.

At an FACCSF Sustainability Committee event in September, rancher John Wick, a pioneer in managing grasslands to remove carbon from the atmosphere and hold it in the soil, and the cofounder of the Marin Carbon Project, presented in-depth research showing that applying compost to grow grasslands has the potential to sequester tremendous amounts of carbon in the soil.

MerciSF: How did San Francisco in uence the rest of California, other U.S. States, and other countries around the world?

RR: The success of San Francisco’s curbside composting collection helped inspire a change in state law. Now all 400 cities and 58 counties in California must reduce the amount of compostable material they send to land ll by 75 percent. Now municipalities up and down the state are replicating San Francisco’s green bin program.

Los Angeles made curbside food scrap collection for composting mandatory in January 202 . New York City started rolling out citywide food scrap collection in February. Hundreds of cities and universities have followed San Francisco’s lead

Top: Pioneering organic farmer Nigel Walker inspired local farmers to use compost after he began applying it to the soil at Eatwell Farm in 2008.

and implemented food scrap collection programs for composting.

San Francisco’s composting success is garnering international attention. We have given tours to delegations from 1 5 counties including o cials, journalists, and students from Brazil, China, Italy, Taiwan, Canada, Australia, the Netherlands, the United Kingdom, and many more. People who study the program see that it should be replicated in many places around the world.

MerciSF: Can you share how France was inspired by San Francisco’s composting program, and the role you played in facilitating the introduction of the pilot program and the new composting law?

RR: In the six years prior to COVID, I volunteered for Zero Waste France on my vacation days. They organized conferences in more than thirty cities, and I made presentations on San Francisco’s composting program. Some of the cities where I led presentations included Lille, Strasbourg, Toulouse, Paris, Roubaix, Nantes, Lyon, Chambery, Grenoble, and many others. Most of these visits resulted in local media interviews and coverage.

I have participated in ve documentary lms including Tomorrow, which played in French theaters for forty-two weeks and has screened in countries around the world.

So, we helped make composting part of the discussion in France.

Mao Peninou, then Deputy Mayor of Paris, and Patrick Geo ray, then Director of Environment & Water, City of Paris, came to San Francisco to study our compost program in 2017. We worked closely together for three days and shared key insights. Then they introduced food scrap collection for composting in two arrondissements.

A new law came into force in France on January 1, 2024, making it compulsory to sort compostables at the source, i.e.

12 REASONS TO COMPOST

San Francisco’s curbside food scrap collection program for composting:

1. KEEPS MATERIALS OUT OF LANDFILLS and reduces emissions of methane, a potent greenhouse gas.

2. HELPS FARMS GROW HIGHER QUALITY FRUITS, NUTS, VEGETABLES, AND FINE WINES. The Rodale Institute reports that farms using regenerative farming techniques, such as applying compost, can grow up to 30 percent more food during drought compared to conventional farming.

3. HELPS SAVE TREMENDOUS AMOUNTS OF WATER. Compost is a natural sponge that attracts and retains water. Farms that apply compost don’t have to water as often and use compost to hold moisture in the root zone.

4. HELPS SEQUESTER CARBON DEEP IN THE SOIL, especially when used to grow cover crops that shade topsoil and increase photosynthesis.

5. HELPS PROTECT PRECIOUS TOPSOIL ON FARMS, VINEYARDS, AND ORCHARDS FROM EROSION.

6. RETURNS NUTRIENTS AND MINERALS TO FARMS TO HELP KEEP SOILS FERTILE.

7. PROMOTES MICROBIAL ACTIVITY IN TOPSOIL. Microbial activity switches on the life web in soil, making micronutrients available to plant roots and discouraging diseases.

8. CREATES THREE TIMES MORE JOBS THAN LANDFILLING.

9. HELPS CITIES MAKE SIGNIFICANT PROGRESS TOWARD ACHIEVING ZERO WASTE.

10. IMPROVES RECYCLING PROGRAMS. When food scraps are collected separately, they don’t contact recycled paper. That helps cities produce higher-quality bales of recycled paper. Paper mills now

11. SUPPORTS BEE POPULATIONS. Farms, vineyards, and orchards use

One out of every three bites of food we eat—everything from fruits to nuts to vegetables—is dependent on bees for pollination.

12. HELPS REDUCE RISK OF FIRE. Compost holds moisture in topsoil.

said Matthew Engelhart of Be Love Farm, Solano County, California.

IS YOUR BUILDING IN COMPLIANCE?

to separate organic waste (food scraps) from residual household waste, to enable it to be recycled organically and returned to the soil, whether for agriculture or gardening.

The obligation applies to local authorities, not citizens: as public waste management service providers, they must provide all their citizens with a solution for sorting organic waste at source. It is not up to citizens to buy their own composters, but up to their local authority to o er them a sorting solution.

I am delighted to see progress made in France and this new law brings a lot of hope to reduce waste and increase composting practices.

Tremendous credit is due to the hardworking sta at Zero Waste France, which made municipal composting programs part of the discussion in France and is helping lead the way on implementation. You can read more at ZeroWasteFrance.org.

MerciSF: Any nal thoughts you would like to share with our readers?

RR: How do you solve a complex problem? Bring forward the right combination of solutions. One is composting our food scraps. Another is applying compost to both farms and grasslands.

Vanessa Lotoux-Macias is with MerciSF.com, the online media about All Things French & Francophone in SF Bay Area.

Russian Hill | $8,500,000

•Trophy Russian Hill with Gorgeous Views

•Eight Units

•Seven Units

•Remodeled to Luxury Standards

In association with Gino Franco

Sunset District | $7,200,000 FOR SALE FOR SALE

•36 Units

•9.5 GRM

•6.1% Cap Rate

•100% Occupied

•Many Recent Capital Improvements

Rising interest rates have had a significant impact on the San Francisco sales market. Experience and first hand knowledge navigating these tricky times matters most. We are not guessing… You shouldn’t be either!

Written by DEBORAH CHILVERS

H2O HEROICS

SFPUC empowers communities with water-wise strategies and renewable energy solutions for a greener future.

Every time you turn on the tap, you have access to high-quality, reliable drinking water. For over one hundred years, the Hetch Hetchy Regional Water System has delivered some of the best drinking water in the country from the high Sierra Nevada through a complex system of dams, reservoirs, tunnels, and pipelines—propelled by gravity.

Today, the San Francisco Public Utilities Commission (SFPUC) supplies high-quality drinking water to more than 2.7 million Bay Area residents and thousands of businesses.

Our regional water and power systems also generate greenhouse gas-free hydropower for San Francisco. Instead of relying on fossil fuels, we harness wind, solar, and geothermal power to serve our customers’ electricity needs. In 2016, we launched CleanPowerSF, a publicly owned community choice program. CleanPowerSF is a local solution to the climate crisis, o ering renewable, a ordable, and accessible energy to 85,000 customers across San Francisco. If you want to do more to combat climate change, you can upgrade to 100% renewable electricity with CleanPowerSF’s SuperGreen service.

For decades, we have partnered with our community to help protect and conserve our precious resources. We o er services and programs to help you save water, use cleaner energy, and save money:

• Free, personalized water-wise evaluations for every property type

• Free devices, like aerators, showerheads, standard toilet parts, hose spray nozzles, soil moisture meters, and more

• Rebates for water-e cient clothes washers, rain barrels, recirculation pumps, laundry to landscape kits, and other commercial equipment

• Rebates and incentives to electrify your property (replacing gas appliances with safe and clean electric appliances)

• New! Commercial washer rebate of up to $500 per qualifying commercial-grade high-e ciency clothes washer installed in a laundromat, commercial property, or in the common area of a multifamily building with at least ten units

• Free toilet program in its nal year: residential properties with toilets that ush at 1.6 gallons or more can qualify for a free toilet, including installation

• Free landscape evaluations, gardening workshops, and grants for water-saving landscape and irrigation system retro ts

• Tools to help you manage water use, including our MyAccount portal and our leak alerts

Onsite Water Reuse

San Francisco is also a global leader in advancing water recycling for non-potable (not meant for human consumption) uses. Over the last three decades, the SFPUC has developed and supported both centralized and decentralized water recycling systems to use water more e ciently.

What does this mean?

Instead of viewing wastewater as waste,” we view it as a resource. The SFPUC captures a variety of water sources, including rainwater, greywater (relatively clean wastewater from baths, sinks, and kitchen appliances), and blackwater (wastewater), treating it at our centralized treatment plants and using it for non-potable applications, including irrigating large parks and golf courses.

The SFPUC began collaborating with the Department of Public Health, SF Public Works, and the Department of Building Inspection in 2012 to streamline decentralized onsite water reuse systems construction, transforming the way water is managed in buildings. The SFPUC administers the Onsite Water Reuse Program, which allows for the collection, treatment, and use of alternate water sources for non-potable applications in individual buildings and at the district scale.

MULTIFAMILY PROGRAM OFFERINGS

SFPUC is dedicated to assisting multifamily tenants and property owners in conserving water and reducing utility initiatives aim to empower property managers and residents alike to adopt water-saving practices and upgrade to more to discover how you can save water, lower costs, and contribute to a greener future.

FIXTURES & EQUIPMENT

FREE DEVICES

Multifamily residential properties with over ten dwelling units are eligible for free water-saving devices as part of the free Water-Wise Evaluation. Properties with less than ten dwelling units may receive them during the evaluation or pick them up from SFPUC’s Customer Service Center. Customers may schedule a visit by calling 415-551-4730. The following items are and pre-rinse spray valves are not available over the counter and only available through a Water-Wise Evaluation.

PLUMBING FIXTURE REPLACEMENT PROGRAM (PREP)

HIGH-EFFICIENCY CLOTHES WASHER REBATE

Multifamily properties can participate in the coin-operated (commercial) washer or residential clothes washer rebate

RAINWATER HARVESTING PROGRAM

a cistern that is up to 700 gallons.

TECHNICAL ASSISTANCE

WATER-WISE EVALUATION

• Review a property’s water use and discuss reduction goals.

•

• Provide, and in some cases install, free devices and materials.

•

• Provide information on water-saving rebates and incentives.

•

MONITOR WATER USE

The SFPUC advises water service account holders to register for MyAccount, an online platform for viewing water use and billing history. Regularly checking daily and hourly water use can help property managers understand what is typical gallons an hour and also provides potential one-time bill adjustments for properties that demonstrate prompt leak repair.

LANDSCAPES

The SFPUC provides irrigation and landscape evaluations, technical assistance and free plan review to assure new

For more information about SFPUC’s water conservation programs, please visit sfwater.org/conservation, email waterconservation@sfwater.org, or call 415-551-4730.

Onsite water reuse systems became a mandatory City requirement in commercial, multifamily, and mixed-use developments of 100,000 square feet in 2021. San Francisco is also part of a national e ort through the National Blue Ribbon Commission to overcome barriers to onsite water reuse.

Today, there are forty decentralized onsite water systems in operation in San Francisco, from high-pro le locations such as the Chase Center and Salesforce Tower to the Bill Sorro CommunityA ordable Housing Project on 6th Street and the Mission Rock eleven-building mixed-use development at Third and Mission Rock Streets. There are sixty-six more systems in the planning phase. In less than two decades, the total potable o set from the onsite reuse program is projected to be approximately 1.5 million gallons per day.

California is experiencing a new climate reality. Warmer weather is accelerating impacts on diminishing water supplies. Atmospheric rivers also create severe oods in the state. From drought to deluge, we are facing the challenges of climate change head-on. We will continue to serve high-quality and reliable water and lead the way for a cleaner energy future for generations to come.

To nd out more about the SFPUC’s water conservation programs, visit sfpuc. org/savewater and click on our Save Water Guide, or contact us at or 415-551-47 0.

To nd out more about our CleanPowerSF Program, upgrading to Super Green or going electric, visit www.cleanpowersf.org, call (415) 554-077 or email cleanpowersf@sfwater.org.

If you’d like to learn more about the SFPUC’s Onsite Water Reuse Program, visit sfpuc.org/npo or email nonpotable@ sfwater.org

Deborah Chilvers, SFPUC Program Manager, has worked with the SFPUC for twelve years. She manages a wide array of conservation programs and creates and implements innovative communications designed to encourage water conservation.

Pwer PLAY

Written by ALEX GRANT

Tap into the economic momentum in the EV charging market.

WITH THE TRANSITION TO ELECTRIC VEHICLES WELL UNDERWAY, an economic opportunity is starting to blossom across the globe. Most automakers have begun to shift their vehicle lineups away from internal combustion engines and over to electric vehicles (EVs). The International Energy Agency estimates that global spending by all economies on EVs exceeded $425 billion in 202 . From vehicle manufacturing lines around the Great Lakes to the lithium brines of the Atacama Desert, an international e ort has manifested to serve this growing demand.

A key transition component will be EV owners’ access to EV charging infrastructure.

Charging an EV at home is akin to plugging in your phone every night before bed. Residents of single-family homes will have few issues installing a new charger in their garage, but residents of multifamily buildings will need a hand from ownership.

For a building owner, installing a charger can seem daunting: capital expenses, electrical capacity, network connectivity, local code requirements, and utility standards all complicate what would seem to be a straightforward install.

These challenges are running head rst into a market teeming with interest and bolstered by government subsidies. The New York Times recently reported that in 202 , 0% of all vehicle sales in the Bay Area were EVs. By 20 5, Governor Newsom has mandated that 100% of new vehicle sales in California be zero-emission. California will need to construct over 1 ,000 EV chargers at multifamily buildings by 20 0 to achieve these EV sales goals, according to the San Francisco Bay Area Planning and Urban Research Association (SPUR).

Owners and operators of multifamily buildings have a tremendous opportunity to add chargers and stay ahead of the transition. EV chargers can boost amenity pro les, attract and retain residents, and add operational revenue streams to the property.

EV Charging Technology

Electric vehicles of all shapes and sizes have one thing in common: large lithium battery packs. Lithium batteries are found in most portable electronics, such as laptops and cell phones. But while those batteries are small and lightweight, EV batteries are much larger and can weigh thousands of pounds. Charging these battery packs requires large amounts of power. The industry has coalesced around three charging types to charge batteries.

Level 1

A Level 1 charger will often be sold with the EV. These little chargers can plug into a standard 120V wall outlet. The convenience is eeting as these tiny systems will need forty-eight to ninety-six hours to fully charge an average battery pack. Ideal use cases are when a vehicle is guaranteed to sit in a location for many days, such as an airport parking lot or other long-term facilities.

Level 2

Level 2 is the most common charge type. These units require a 240V electrical input, about the same as a washer/dryer. However, installation can be complicated as a hard-wired connection to the electrical panel is likely required along with an electrical permit. A standard battery pack can completely charge in around seven to ten hours. Level 2 charge units are most suitable for apartment buildings as they are perfect for overnight charging.

Level 3

Direct Current Fast Charge (DCFC) is the highest level of charging. Tesla Superchargers and Rivian Adventure Network systems are all Level . These systems almost always require a new electrical connection from the utility and run on 480V. They can charge a battery in thirty to sixty minutes. These are most suitable for retail and convenience store locations as drivers are only stopping for a short period—usually just long enough to use the restroom and grab a snack. However, DCFCs are not recommended for daily use due to negative impacts on battery health.

Home Charging Importance

Traditionally, vehicle owners have fueled up at a gas station in minutes but are subject to the whipsaw nature of gas prices. With EVs, owners can charge at home where rates are stable and not subject to surprise increases.

Consumer Reports estimates that 92% of EV charging happens at home. EV owners simply need to plug in each night and wake up to a full tank. Home chargers operating at night have a signi cantly lower impression on the electrical grid than Level DCFC. Finally, charging at home can be most cost-e ective for the EV owner, reducing lifetime fuel and overall vehicle ownership costs.

Physical Connectors and Adapters

In Summer 202 , nearly all major automakers agreed to adopt the North American Charging Standard (NACS) connector type. While the migration will take a couple of years to complete, most automakers will supply adapters at cost with cycle upgrades to vehicle hardware complete by late 2024.

Charger Network Connectivity

Consideration must be made for network connectivity when locating chargers. Usage, pricing, and station monitoring ow up to the cloud for ease of operation but require a su cient connection. During procurement, an owner must determine and specify if their system will be tethered to cellular, WiFi, or ethernet. Equipment providers o er either one or all of those connectivity options. If the proposed installation area has poor or no connectivity, cellular/WiFi boosters or ethernet cables can be installed, but this will increase the installation price. Some suppliers o er chargers that do not require connectivity, but the owner will miss out on revenue opportunities, operations, and even rebates.

Revenue Opportunity

EV charging can o er a lucrative additional operational revenue stream for landlords interested in making the jump. However, setup and knowledge of fees

and local utility rates will go a long way in identifying a pro table strategy.

Pricing Options

Owners have several options for pricing and billing end users for using the charging station. Pricing per kilowatt hour (kWh) consumed is most accurate and allows for a direct passthrough of electric utility rates. Price per hour can be easier to understand, but the owner or user will get the short end of the stick depending on how many kWh are consumed during a given session. Session fees are billed one time upon plug-in and can be layered with $/kWh or $/hr. Monthly subscriptions and at fees are common at higher-end buildings where the use of the space is not directly tied to overall electricity consumption. Finally, idle fees can be implemented (For example, $5 per minute, 10 minutes after charging concludes) to police behavior at the chargers and discourage sco aws from hogging the dispenser.

Utility Rates and Fees

PG&E in Northern California o ers utility rates that adjust up and down throughout the time of day and year. Close attention must be paid to Peak and O -Peak pricing as it can vary by more than 50%. Sub-metered EV infrastructure can subscribe to special EV rates more favorable than standard commercial rates. Additionally, most hardware and software OEMs bill a 10-15% fee on all session revenue.

If customer billing is not dialed correctly, these variances can eliminate any positive impacts on net operating income (NOI).

Impact to NOI

Landlords can enjoy positive margins once pricing is determined and rates and fees properly accounted for. Ongoing expenses are minimal, as electrical consumption and network connectivity fees are the only reoccurring operational expenses. Assuming chargers are well maintained and in good working order, an owner needs perhaps only one or two regular users to realize healthy returns on their system installation.

EV Chargers as an Amenity

Landlords across the country are racing to keep up with demand from current and future residents to install charging infrastructure and remain competitive in a challenging economy.

EV owners tend to be younger and more a uent than non-EV owners and will seek out apartments that can support their charging needs. Websites like apartments.com have recently added EV charging as a lter.

EV infrastructure aligns with residential brands committed to sustainability and wellness. Including charging signals to a growing consumer base that a building is looking towards the future and preparing for a decarbonized economy and more sustainable choices.

Colloquially known as the Right to Charge law in California, Civil Code 4745 requires that a tenant cannot be denied an opportunity to install a charger in their unit/deeded space at their own cost. Instances are rare, but if a resident is motivated and willing to make the investment, a property owner will be required to respond to the needs of one resident.

Incentives and Tax Credits

With such a massive commitment to EV adoption from the state and local level, all levels of government and utilities are stepping up to o er incentives, subsidies, and tax credits for installing EV infrastructure. A few are listed for California, and many more are o ered across state lines.

Rule 29

All investor-owned utilities in California (namely PG&E, SCE, and SDG&E) must o er primary line extensions at cost for net-new sub-metered EV charging infrastructure. Translated: the local utility will build a new electrical service into a property at cost as long as a new meter for EV charging is installed. This can seriously reduce upfront capital costs as landlords no longer need to worry about fronting the bill for pricey electrical upgrades to serve chargers.

DON’T FORGET ABOUT WATER BOND PASSTHROUGHS!

The Water Bond passthrough allows owners to pass through 50% of the water bill charges attributable to water rate increases resulting from the issuance of Water System Improvement Revenue Bonds authorized under

bonds, not the entire water bill. The revenue bond amount is located on the left side of the water bill in the shaded box.

The hope is that if tenants are aware of water as part of their rent they may think twice before wasting water. What they are paying for are water bonds

How far back can I go?

The Water Bond pass through should be imposed on the tenant’s anniversary date at the same time you do the annual increase. The passthrough if you pass through four years of monthly water bonds, the passthrough when it expires. The Water Bond does not become part of the base rent for purposes of subsequent annual increases.

How is it calculated? The monthly pass through amount is calculated by: 1) adding up all of the revenue bond charges for one or more calendar years, 2) dividing by 50%, 3) dividing by thenumber of months covered by the bills, and 4) dividing by the number of units that are serviced by the water bill. Calendar years must be used. The tenant must have been in residence for the entire time period covered by the bills you have included in your forms.

Do I need to use a speci c form? which are available at sfrb.org (use form #539 to cover one year and #540

website browsers and they do the math for you. Or, you can also just hand write the information and do your own calculations.

do not need to provide a copy of the actual water bills unless the tenants request to see them.

For more information, visit sf.gov/information/water-revenue-bond-passthroughs.

With a dedicated meter, owners can opt into EV infrastructure-speci c rates tailored uniquely to charging. EV rates are typically 40% more a ordable than standard commercial electrical rates—o ering substantial ongoing savings to owners and end users.

CALeVIP

The program is o ered by the California Energy Commission and operated by the Center for Sustainable Energy. Rebate programs are o ered periodically and are accessible on a rst-come, rst-served basis. In certain instances, funds from this program can cover 100% of capital costs.

IRS 30C

This program o ers up to a 0% tax credit on eligible project costs, with a maximum of $100,000. These credits are marketable and can be sold before the realized tax year to intermediaries to quickly realize savings. Projects must be within a rural or low-income census tract, and construction must be performed with prevailing wage labor and apprentices to be eligible.

Contra Costa, Marin, Napa, San Mateo, and Solano counties o er rebate programs for installing EV infrastructure. Eligibility and maximum incentive amount vary and should be researched carefully.

Multifamily Opportunity

Landlords can jump ahead of the EV transition by adding charging at their buildings. EV infrastructure attracts new residents and retains existing ones while adding a new operational revenue stream. EV infrastructure will be a must for any landlord in California and beyond to adapt to a shifting environment.

—Kim Boyd Bermingham Rent Board

Passthroughs

Alex Grant is President and Founder of Urban EV. Urban EV works to expand electric vehicle charging station access where people live. Learn more about Urban EV’s services at urbanev.com, or email alex@urbanev.com or call 415-519-8805.

San Francisco’s premier real estate law firm has been advancing the rights of property owners for over two decades. Contact us for your real estate legal needs, and scan the QR code to subscribe to our monthly newsletter.

• Multi-family specialists

• Value add remodels

• Accessory Dwelling Units

• Physical needs assessments

• Pre-purchase consultations

• Feasibility and capacity studies

• Interior / Exterior renovations

• Urban infill

• Mixed-use

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

sfaa2024calendar

MONDAY, JUNE 3

Board of Directors Meeting 11:30 a.m.

THURSDAY, JUNE 20

Landlord 101 Part II Zoom

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

Members $65 Non-Members $130

June

WEDNESDAY, JUNE 5

Termites 101 Zoom

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

FRIDAY, JUNE 21

Intellirent’s Mid-Year Releases Zoom

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

Members $45 Non-Members $65

THURSDAY, JUNE 13

Landlord 101 Part I Zoom

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

WEDNESDAY, JUNE 26

FRIDAY, JUNE 14 Airbnb Zoom

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

Virtual Member Meeting 5:00 p.m. to 7:00 p.m. , 2024 for .

July

MONDAY, JULY 1

Board of Directors Meeting 11:30 a.m.

THURSDAY, JULY 18

Fair Housing Rules Regarding Families Zoom

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

Members $45 Non-Members $65

TUESDAY, JULY 9

How Liability Insurance & Asset Protection Work Together Zoom

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

Members $45 Non-Members $65

FRIDAY, JULY 19

Intellirent: SFAA’s Resident Screening Provider Zoom

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

THURSDAY, JULY 11

Keep Property Within Your Family Zoom

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

THURSDAY, JULY 25

Updates on SF Street Response Program Zoom

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

WEDNESDAY, JULY 17 Virtual Member Meeting 5:00 p.m. to. 7:00 p.m.

Members $45 Non-Members $65 , 2024 for

2024 ALLOWABLE RE INTERE ONDEPOSITS

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

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

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

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

7 YEARS 2.8%.01312

10 YEARS 2.8%.00956

ALLOWABLE RENT INCREASES

2024 - 2025: 1.7%

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

ALLOWABLE RENT INCREASES

PERIODAMOUNT

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

INTEREST ON DEPOSITS

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

INTEREST ON DEPOSITS PERIODAMOUNT

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

RENT BOARD FEE

$29.50

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

RENT BOARD FEE COLLECTABLE FROM TENANTS

SFAA Professional Services Directory

FRIED, WILLIAMS & GRICE CONNER, LLP

David Semel 415-421-0100 dsemel@friedwilliams.com

FIRST AMERICAN EXCHANGE COMPANY

Lisa Jackson 415-244-1339

SEQUENT

sequent-rewm.com

SHWIFF, LEVY & POLO LLP www.slpconsults.com

AEC ALARMS

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

OPENSCOPE STUDIO ARCHITECTS

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

Q ARCHITECTURE

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

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

BARTH CALDERON, LLP

Paul Hitchcock 415-577-4685 Paul@barthattorneys.com All languages welcome

BORNSTEIN LAW

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

CHONG LAW

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

DOWLING & MARQUEZ, LLP

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

Spanish

FISHER BOYLES, LLP

Matthew Weiner 415-595-8706

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

Spanish, Korean, Cantonese and Mandarin

cfried@friedwilliams.com

Farsi, French, Portuguese, Spanish

HERZIG & BERLESE

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

ILENE M. HOCHSTEIN, ATTORNEY AT LAW

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

KIMBALL, TIREY & ST. JOHN LLP

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

LAW OFFICES OF KOSTER & LEADBETTER, LLP

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

LAW OFFICES OF SCOTT T. OKAMOTO

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

LAW OFFICE OF JULIANA E. PISANI

Juliana Pisani 415-800-7562

Juliana@jpisanilaw.com

Italian

LAW OFFICES OF LAWRENCE M. SCANCARELLI

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

MASTROMONACO REAL PROPERTY LAW GROUP

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

NIVEN & SMITH

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

NIXON PEABODY

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

REUBEN, JUNIUS & ROSE, LLP

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

SHEPPARD-UZIEL LAW FIRM

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

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

STEINER LAW OFFICE

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

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

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

Mandarin, Cantonese & Spanish TRN LAW ASSOCIATES

www.trnlaw.com

WASSERMAN

Dave Wasserman 415-567-9600

www.davewassermansf.com

WIEGEL LAW GROUP

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

ZACKS & FREEDMAN, PC

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

ZANGHI TORRES ARSHAWSKY, LLP

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

CROWN & SHIELD PEST SOLUTIONS-PREMIER

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

PREMIER CANINE DETECTION

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

SF BLIND CLEANERS

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

BLATTEIS REALTY CO.

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

PODS

Chad Schutt

310-270-5127 cschutt@pods.com

EDRINGTON AND ASSOCIATES

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

C & J’S CUSTOM BUILDS INC.

Caleb Wyman 415-209-8439

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

AMSI

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

INTELLIRENT

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

PRIBUSS ENGINEERING, INC.

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

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

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

P.W. STEPHENS ENVIRONMENTAL

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

URBAN EV

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

BORNE CONSULTING

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

ACCOLADE RESTORATION INC.

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

ESCAPE ARTISTS

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

GREAT ESCAPE SERVICES

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

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

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

RECOLOGY GOLDEN GATE RECYCLING

Minna Tao 415-575-2423 recologysf.com

RECOLOGY SUNSET SCAVENGER

Dan Negron 415-330-2911 recologysf.com

VALET LIVING

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

LUXER ONE

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

INTERSOLTUTIONS, LLC jhong@intersolutions.com

ARM MULTI INSURANCE SERVICES

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

BARBARY INSURANCE BROKERAGE

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

COMMERCIAL COVERAGE

INSURANCE AGENCY

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

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

USI INSURANCE

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

COMCAST/XFINITY

Michael Juliano 925-495-9922

GREENTREE MAINTENANCE

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

MAVEN MAINTENANCE, INC.

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

ONE STOP MAINTENANCE

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

WEST COAST PROPERTY MANAGEMENT

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

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

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

CLUTCH MOVING COMPANY

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

PODS

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

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

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

KRUITPAINTING, INC.

Pieter Kruit 415-254-7818 www.kruitpainting.com

PAC WEST PAINTING INC.

Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com

PETERS PAINTING SERVICES

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

TARA PRO PAINTING INC.

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

A-TOTAL FIRE PROTECTION COMPANY, INC.

Monte L. Osborn, CEO

Tyler Osborn, CFO 530-672-8495

AEC ALARMS

628-208-0188

BATTALION ONE FIRE PROTECTION

Tim Morse 510-653-8075

EMERGENCY SYSTEMS, INC.

Eric Hagerman 415-564-0400

FIRST FOUNDATION BANK

Michelle Li 415-794-2176

JPMORGAN CHASE

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

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

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

BANNER PEST SERVICES

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

CROWN & SHIELD PEST SOLUTIONS-PREMIER

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

C.R. REICHEL ENGINEERING CO. INC.

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

PRIBUSS ENGINEERING, INC.

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

R & L PLUMBING

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

URGENT ROOTER AND PLUMBING INC.

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

RHINO PROCESS SERVING INVESTIGATION

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

MELGAR REAL ESTATE SERVICES

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

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

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

ADVENT PROPERTIES, INC.

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

ALEXANDERSON PROPERTIES

Eric Alexanderson 415-285-3737 alexandersonproperties.com alexanderson08@yahoo.com

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson (415) 413-7845

lroos@hollandpartnergroup.com www.hollandresidential.com

AMORE REAL ESTATE, INC

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

ANCHOR PROPERTIES MANAGEMENT LLC

Anton Qiu 415-722-6452 anton@apcap.us

ANCHOR REALTY

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

ARTAL PROPERTIES

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

AYS MANAGEMENT

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

BANCAL PROPERTY MANAGEMENT

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

BAY PROPERTY GROUP

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

The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the bene ts of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 110.

ADVENT PROPERTIES, INC.

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

AMSI

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

CECCHINI REALTY CO.

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

CITYWIDE PROPERTY MANAGEMENT

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

DEWOLF

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

GAETANI REAL ESTATE

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

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

GORDON CLIFFORD PROPERTIES, INC. patrick@gcpropertiessf.com

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO PROPERTY MANAGEMENT

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

LINGSCH REALTY

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

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

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

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329

REAL MANAGEMENT COMPANY

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

S&L REALTY

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

STRUCTURE PROPERTIES

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

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

VERTEX PROPERTY GROUP

Craig Berendt 415-520-2205 vertexsf.com

WEST & PRASZKER REALTORS

www.wprealtors.com

WEST COAST PROPERTY MANAGEMENT

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

VESTA ASSET MANAGEMENT

paul@vesta-assetmanagement.com

BAYVIEW PROPERTY MANAGERS

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

BEAM PROPERTIES, INC.

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

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

BLVD RESIDENTIAL

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

BOARDWALK INVESTMENTS

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

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

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376

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

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

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

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

CIRRUS ASSET MANAGEMENT

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

CITIBROKERS REAL ESTATE, INC.

Jason Abbey (415) 221-5000

Jason@citibrokersrealestate.com

CITYWIDE PROPERTY MANAGEMENT

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

COIT TOWER PROPERTIES

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

CONSOLIDATED PROPERTY MANAGEMENT EIC GROUP, INC.

Penny Pan 415-682-0708

CORCORAN ICON PROPERTIES

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

CROSSBAY GROUP INC 408-512-4366

Eclipse Property Management Inc.

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

EBALDC

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

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT

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

FOUNDATION RENTALS & RELOCATION, INC.

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

GAETANI REAL ESTATE

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

GEARY REAL ESTATE, INC.

Melissa Geary melissa@gearyrealestateinc.com

GEORGE GOODWIN REALTY, INC.

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

GOLDEN GATE PROPERTIES

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

GREENTREE PROPERTY MANAGEMENT

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

GM GREEN REAL ESTATE INC.

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

GORDON CLIFFORD PROPERTIES, INC.

patrick@gcpropertiessf.com

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP

PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

KEYOPP PROPERTY MANAGEMENT

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

KREMSDORF PROPERTIES

LEADING PROPERTIES

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

LINGSCH REALTY

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

LUCAS & COMPANY

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

M PROPERTIES

Mark Mangampat mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

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

MILLENNIUM FLATS

Carlos Carbajal 415-420-6290

MORLEY FREDERICKS

REAL ESTATE SERVICES

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

MOSSER COMPANY

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

NICE VENTURES INC

Laurie Thomas laurie@niceventures.com

NORTHPOINT APARTMENTS

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

ONERENT DBA POPLAR HOMES

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

OPEN WORLD PROPERTIES

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

ORVICK MANAGEMENT GROUP

David Orvick 408-497-1880

david@orvprop.com

PACIFIC REALTY

Kristine Delagnes 415-923-1100

PAUL LANGLEY COMPANY

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

PEAK REALTY GROUP

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

PILLAR CAPITAL REAL ESTATE

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

PIP INC./SFRENT

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

PMREI

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

PODESTO PROPERTIES

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

PONTAR REAL ESTATE

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

THE PRADO GROUP, INC.

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

PRIME METROPOLIS PROPERTIES, INC.

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

PRO EQUITY AM

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

PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com

RAJ PROPERTIES

Jennifer Mayo 559-587-1318

www.rajproperties.com

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

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY

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

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

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

ROCKWELL PROPERTIES

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

RNB PROPERTY MANAGEMENTGOLDEN GATE

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

RPM MANAGEMENT GROUP

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

RYEBREAD PROPERTIES, INC.

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

SALMA & COMPANY

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

SHAREVEST PROPERTY MANAGEMENT, LLC

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

SIGNATURE REALTY PROPERTY MANAGEMENT

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

SIERRA PROPERTY PROFESSIONALS

Sonali Herrera sierrappinc@gmail.com

SILVER CREEK PROPERTY MANAGEMENT

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

SKYLINE PMG, INC.

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

TAPESTRY PROPERTIES

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

TOWER RENTS

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

UNITY HOMES

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

VERTEX PROPERTY GROUP

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

VESTA ASSET MANAGEMENT

paul@vesta-assetmanagement.com

VIVE REAL ESTATE

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

WEST COAST PROPERTY MANAGEMENT

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

WEST & PRASZKER REALTORS

www.wprealtors.com

WICKLOW MANAGEMENT

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

WILLIAM BOGGS

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

YMPG

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

APPFOLIO

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

DOOR LOOP

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

RENT RAISERS

www.propertymanagementsystems.net

YARDI

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

MARK WATTS COMMERCIAL APPRAISAL

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

ARTHUR KRAMER, JR.

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

BERKSHIRE HATHAWAY

FRANCISCAN PROPERTIES

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

BIG TREE PROPERTIES

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

BRICK & MORTAR REAL ESTATE SERVICES

Eyal Katz 415-990-6762 eyal@brickandmortarsf.com

CHUCK & ASSOCIATES

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

COLDWELL BANKER COMMERCIAL NRT

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

COLLIERS

Medhi Star 858-243-3954 mehdi.star@colliers.com nlx.colliers.com

COLLIERS INTERNATIONAL- JAMES DEVINCENTI

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

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

COMPASS

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

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

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

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

COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843

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

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

FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

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

ICON REAL ESTATE INC. Jason Quashnofsky 415-370-7077 jason@iconsf.com

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

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

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

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

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

MAVEN PROPERTIES Matthew Sheridan matt@mavenproperties.com

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

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

RESIDE

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

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

S&L REALTY

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

Landlord & Leasing Agent, A Winning Combo.

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

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

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

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

Former SFAA winner

* Leasing Agent of the Year

* Landlord of the Year

STEELE PROPERTIES

Ryan Steele415-881-7762

ryan@steeleproperties.com www.steeleproperties.com

TERRENCE CHAN

Terrence Chan415-317-7011 tchanhomes@gmail.com

WEST & PRASZKER REALTORS

VANGUARD PROPERTIES

Dimitris Drolapas415-531-9659 dd@dimitrisdrolapas.com

CITY REAL ESTATE

Arthur Tom415-987-6788 art@cityrealestatesf.com cityrealestatesf.com

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

STEPHEN PUGH

415-497-8307 steve@pacwestcre.com

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz415-673-4211 MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco

RENT RAISERS

michelle@propertymanagementsystems.net

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

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

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen415-810-6020 www.hrhrealestate.com

REALPAGE

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

CORCORAN ICON PROPERTIES

Dawn Cusulos415-678-8854

GORDON CLIFFORD PROPERTIES, INC.

patrick@gcpropertiessf.com

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO ASSOCIATES James Wavro415-509-3456 www.jwavro.com

KENNEY AND EVEREST REAL ESTATE, INC.

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

LINGSCH REALTY

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

RELISTO

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

RENTALS IN S.F.

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

RENTSFNOW

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

STRUCTURE PROPERTIES

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

VERTEX PROPERTY GROUP

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

KASTLE SYSTEMS

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

SWIFTLANE

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

THE GUARANTORS

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

BAI CONSTRUCTION

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

CONNOR DALY CONSTRUCTION

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

ONE DESIGN, INC.

Erevan O’Neill 415-828-4412 simone@onedesignsf.com www.onedesignsf.com

WEST COAST PREMIER CONSTRUCTION, INC.

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

BG MULTI-FAMILY

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

AMERICAN CAMPUS COMMUNITIES

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

LIVABLE

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

STRUCTURE PROPERTIES

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

SF PUBLIC UTILITIES COMMISSION

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

BLUSKY RESTORATION CONTRACTORS

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

DRYFAST PROPERTY RESTORATION LLC

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

LTD Christian Munk 415-648-6418 ops@faragonrestoration.com www.faragonrestoration.com

SFAA Needs You.

This trend continues, as demonstrated by the statistics above. Smaller buildings are dominating sales activity. The buying pool for this product is plentiful and dominated by cash buyers not impacted by high interest rates. This is creating a small premium for sellers in the $1.75 million to $ .5 million price point.

In 202 , there were only ten sales of $5 million or more (per San Francisco MLS), and there were no sales over $10 million. The 2024 data shows a decline for transactions and dollar volume in the 10-plusunit sector; however, I feel this trend shifting in a positive direction. Recent o erings for well-priced larger properties have received multiple o ers and are ratifying contracts after a few weeks of marketing. Generally, this did not take place last year. I believe the market has nally reached pricing equilibrium, allowing agents to set realistic expectations for those considering selling.

I recently met with Jay Cheng, executive director of Neighbors for a Better San Francisco (NBSF). NBSF is an advocacy group of San Franciscans dedicated to electing responsible, bold leaders to local government. The group has made an incredible impact in the past two years, when they led the successful recall of DA Chesa Boudin, a critical rst step toward restoring public safety. They funded and organized the successful recall of three failed School Board members and recently supported and elected eighteen pro-safety moderate leaders to govern the SF Democratic Party in the March 2024 primary election. A safe and lawful environment matters, and the November 2024 election will provide an opportunity to alter the direction of San Francisco.

I regularly disseminate emails addressing new o erings and legislative/political issues a ecting property owners. If you wish to receive my future emails, kindly send me a message at jay@jayhgreenberg. com. Feel free to reach out anytime. My favorite aspect of this business is engaging with people. Market View… continued from Page 14

sfaa sfa2024

CCRM SPRING NIGHT SERIES

May 14 - July 16, 2024

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

See page 62 for details.

The News… continued from Page 10

November. More information about all upcoming SF Live events may be found at s ivefest.com. Other economic activations, including Vacant to Vibrant which will announce its second cohort later this month, and Bhangra and Beats, which will soon kick o its second series of outdoor events.

The above information was provided by the Mayor’s Press ce.

SFAA’s o ce is open Monday through Friday. Members are welcome to come into the o ce to pick up rental forms or for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Please call the SFAA o ce to con rm your lease order and make an appointment for counseling whenever possible.

All SFAA sta members are available to assist you every day of the week. Rental forms can be accessed online at sfaa.org. The best way to have your questions answered is by calling the o ce at 415-255-2288 and, if needed, selecting a sta member’s extension. Questions can also be submitted via email to MemberQuestions@sfaa.org.

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

for SFAA classes at www.sfaa.org or by calling 415-255-2288.

•SoftStory/VoluntarySeismic

•GeneralCapitalImprovements

•FireAlarmUpgrades

•AnnualIncreaseletters

•GeneralandWaterBondPassthroughs

Maintenan e Mana ement Maintainin t e Pro ert 6/11/2024 6PM-9PM $85.00 $100.00

PMR105 iabilit Ris Mana ement 6/18/2024 6PM-9PM $85.00 $100.00

PMR106 u et De elo ment an m lementa on 6/25/2024 6PM-9PM $85.00 $100.00 PMR107 air ousin t s t e a 7/2/2024 6PM-9PM $85.00 $100.00 PMR108 Professional ills for u er isors 7/9/2024 6PM-9PM $85.00 $100.00 M CCRM inal am 7/16/2024 6PM-9PM R R

Total Due . . 15-255-2288 .110

requesting