SF Apartment Magazine August 2022

SF APARTMENT magazine

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CAN WE SOLVE THE AFFORDABLE HOUSING PROBLEM?

August 2022 / $7.00

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Brad Lagomarsino

Dustin Dolby

Executive Vice President

Executive Vice President

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415 288 7869 I dustin.dolby@colliers.com

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

TRIGG SPLENDA

SENIOR SALES ASSOCIATE COMPASS COMMERCIAL

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SF APA SF APARTMENT

contents

Features

20

Out of Use

by NORA BOXER

28

Election Reflection

by JOE ARELLANO

20 4

AUGUST 2022 | SF APARTMENT MAGAZINE

Photo on left: by Jalen Terry on Unsplash Photo on right: by Kehn Hermano on Pexels

PARTM Columns

Membership

8

40

In Due Course

Untying the Knot

The News

Legal Q&A

by VARIOUS AUTHORS

12

Trend Alert

58

Gen-Z Guarantee

Masters of Disaster

by NATALIE DREES

It’s a Process

by LINDON LILLY

16

Bridge Brief Market in Motion

by TERRENCE JONES

46

Calendar

50

Professional Services Directory

54

Membership Application

65

Board Nomination Form

34

Planning Ahead Affordable Homes Now

by MELINDA SARJAPUR & DANIEL FRATTIN

28 SF APARTMENT MAGAZINE | AUGUST 2022

5

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Vertex Property Group is a team of experts—in leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority: Your Bottom Line.

Leasing • Management • Project Management Vertex Property Group • 545 Francisco Street • San Francisco, CA • 94133 • 415.608.3050 • Vertexsf.com

6

AUGUST 2022 | SF APARTMENT MAGAZINE

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 Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

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

VOLUME XXXV, NUMBER 8 AUGUST 2022 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

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

SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California 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 @2022 by SFAA.

Bert Polacci, James Sangiacomo, Dave Wasserman

SF APARTMENT MAGAZINE | AUGUST 2022

7

COLUMN

THE NEWS

N trains on the Muni Metro rail lines and the 38R-Geary bus line. The grant will also fund certain phases of a Muni train-control upgrade, including an

In Due Course

While the state eviction moratorium expired last month, a new temporary ordinance went into effect in San Francisco.

will increase the Market Street subway’s capacity by 20%.

East Bay BART stations will also benefit from CalSTA grant funds, with more than $60 million contributing to transitoriented development projects in the East Bay. Proposed projects include construction at BART’s Lake Merritt, West

While June 30 was the last day for the

It’s time to put COVID eviction mora-

Oakland, and El Cerrito Plaza stations,

COVID-19 Tenant Relief Act (CTRA) and

toria behind us and get back to paying

where 2,000+ new housing units are in

the COVID-19 Rental Housing Recovery

the rent on time,” says Debra Carlton,

the works.

Act, another ordinance that passed in

Executive Vice President of State Public

March of this year went into effect July 1.

Affairs at CAA.

Anti-Price-Gouging in Wildfire Areas Renewed

For information on available mortgage

Governor Newson renewed wildfire-

relief funds, turn to the sidebar on

related price increase limits on goods

page 62.

and services, including rental housing,

The ordinance extends certain protections until the state of emergency ends.

The ordinance amends the administrative code that prohibits rental property

in Butte, El Dorado, and Plumas counties

or after July 1, 2022 and was not paid

San Francisco Municipal Transportation Agency Awarded Grants

for COVID-19 reasons. It also prohibits

The California State Transportation

creases of more than 10% above pre-

rental property owners from imposing

Agency (CalSTA) awarded Muni and

emergency levels. Those convicted of

late fees and penalties on this rent to

BART $116 million in grant funds for

price-gouging can face up to one year

tenants. The ordinance does not cover

projects planned to reduce green-

in jail, a $10,000 fine, or both, as well as

rent due before July 1, 2022.

house gas emissions. The funds will go

civil penalties.

owners from evicting residents for non-payment of rent that was due on

toward improving the infrastructure

through the end of September.

These restrictions prohibit rent in-

These protections will remain in effect

problems that otherwise would have

until Mayor Breed amends the CO-

been funded by the $400 million Muni

Property Tax Informal Review Deadline

VID-19 Emergency Proclamation.

bond that narrowly failed in the June

If you believe your property’s assessed

2022 local election.

value is higher than the market value,

“It’s been more than two years now.

8

automated train-control system, which

you may request an Informal Assess-

Most eligible Californians are vacci-

Specifically, the funds will go toward

ment Review before September 15,

nated, and people are back to work.

making improvements to the K and

2022. This only applies to single family

AUGUST 2022 | SF APARTMENT MAGAZINE

57-61 ALBION ST, SAN FRANCISCO

4 Units in Mission Dolores

1295 47TH AVE ST, SAN FRANCISCO

12 Units in the Outer Sunset

738-740 NORTH POINT ST, SAN FRANCISCO

2 Units in Russian Hill

$1,850,000

$4,995,000

$2,600,000

397-399 SAN JOSE AVE, SAN FRANCISCO

124 LYON ST/1387 OAK ST, SAN FRANCISCO

625 SCOTT ST, SAN FRANCISCO

4 Units in Noe Valley

2 Units in Haight Ashbury

$1,850,000

$2,295,000

519 NATOMA ST, SAN FRANCISCO

130-134 S PARK ST, SAN FRANCISCO

4 Units in SOMA

$20,000,000

2619 COLLEGE AVE, BERKELEY

3 Units in Berkeley

5 Units in South Beach

$2,050,000

1554-1556 FRANKLIN ST, SAN FRANCISCO

2 Units in Cow Hollow

$1,795,000

42 Units in Alamo Square

$2,295,000

$899,000

240-242 BOSOWRTH ST, SAN FRANCISCO

3946-3948 26TH STREET, SAN FRANCISCO

4 Units in Bernal Heights

$1,295,000

4 Units in Noe Valley

$1,995,000

Considering Buying or Selling a Multi-Unit Property?

Allison specializes in the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 20 years of experience in selling investment properties, she can help maximize the value of your property.

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

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

JU ST L I STE D

SF APARTMENT MAGAZINE | AUGUST 2022

9

SFAA ANNUAL TROPHY AWARDS GALA Mark October 13, 2022, on your calendar for this year’s big event. The awards show will take place at the St. Regis Hotel in San Francisco.

Rent Board Registry Deadline was July 1, 2022

San Francisco Apartment Association

You should have received a mailer from

San Francisco, CA 94012

the San Francisco Rent Board with your

(Fax) 415- 255-1112

Block/Parcel Number and a PIN unique to your property. If you haven’t yet, use this

Website Revamp: SFAA has revamped its

information to log into the Rent Board por-

website! The improved, easy-to-navigate

tal and register for the Housing Inventory.

site is up and running. Check it out at

Property owners are encouraged to wait

sfaa.org.

until they have received their PIN prior to attempting to register.

leading San Francisco’s Rental Housing Community. Tickets can be purchased at sfaa.org/events.

See page 57 for more information, including sponsorship details. You

2022 SFAA Residential Tenancy

Agreement: The SFAA 2022 lease is avail-

The Trophy Awards honors the firms, employees, and properties

265 Ivy Street

Rules and Regulations to help implement

able in-print and online. To access the lease,

the Housing Inventory have been submit-

visit www.sfaa.org.

ted to the Rent Board Commission.

Calling All Writers and Property Managers!

SFAA Office Reopening Status: As the SFAA pivots to a hybrid in-office work model, members are welcome to schedule

Are you in the San Francisco rental prop-

appointments. However, please refrain

can also email Vanessa Khaleel at

erty industry with a lot to say? Or a writer

from coming in person if you have tested

vanessa@sfaa.org.

interested in the local real estate market?

positive for, were exposed to, or have symp-

If this sounds like you, we’d love for you

toms of COVID-19.

And don’t forget to nominate your

to join SF Apartment Magazine’s writers’ team. Please email the magazine’s editor,

The best way to have your questions

Pam McElroy, with some writing samples

answered is through email:

and to introduce yourself.

MemberQuestions@sfaa.org.

can be sent to Stephanie Alonzo at

Do you have a unique property in your

And just a friendly reminder, timely pay-

stephanie@sfaa.org.

portfolio? If so, we’d love to feature it in an

ment of membership dues is the best way

upcoming issue of the magazine. Whether

to help the association help you.

favorite industry professional. You can also nominate yourself—no need to be modest! Nominations

it’s a classic Victorian rich with history or an over-the-top luxury condo with the latest

SFAA Classes: Classes are available

dwellings, residential condominiums,

“prop-tech,” email the magazine’s editor,

online. SFAA is happy to announce that

townhouses, live-work lofts, and coopera-

Pam McElroy, with a brief description about

current CCRM students can continue their

tive units.

what makes your property special along

education right from home. We under-

with a few photos.

stand keeping up with education is crucial and want to assist our members to stay up

Online submissions are preferable. Visit sfassessor.org. Alternately, you may send

Pam McElroy

to date. See the calendar on page 46 for a

your request to: San Francisco Assessor-

Editor

full list of classes.

Recorder’s Office, Attn: Informal Review,

SF Apartment Magazine

1 Dr. Carlton B. Goodlett Place, City Hall,

pam@sfaa.org

Room 190, San Francisco, CA 94102.

Fax: 415-554-7915 or e-mail: InformalRe-

SFAA Updates

viewRP@sfgov.org. Be sure to keep a copy

Welcome Back, Maria! Join us in welcom-

for your records.

ing Maria Shea back to the office after her maternity leave. She will resume her role

Other upcoming dates of note at the Tax

in member services.

Go Online!

Assessor’s office are as follows: August 31: Deadline to pay business property and possessory interest tax

Board Nomination Form: It’s time to nominate who you’d like the SFAA to consider for the Board. Fill out the Board Nomination form on page 63

December 10: Deadline to pay the first in-

and mail or fax to the SFAA office by

stallment of property tax

Friday, October 14.

10

AUGUST 2022 | SF APARTMENT MAGAZINE

Get information on SFAA classes, apartment industry news & excerpts from SF Apartment Magazine at www.sfaa.org

#1 Compass Commercial Agent in California 2020, 2021

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Adam takes great pride in achieving outstanding results for his clients. Call or email to consult on any real estate matter.

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

SF APARTMENT MAGAZINE | AUGUST 2022

11

COLUMN

TREND ALERT

Gen Z Guarantee w r i t t e n b y N ATA L I E DR E E S

As workers return to the office, what can you do to attract them as renters?

A

time, so high-speed internet is no longer a luxury but a necessity. Gen Z-ers are more connected than any other generation and value connectivity speed more.

If fiber internet is unavailable at your

s we saw a mass exodus

Who Are Gen Z-ers?

from San Francisco during

“Gen Z-ers” were born between 1997

Brains antenna that tenants can use to

the 2020 pandemic, we also

and 2012, the oldest turning twenty-

set up their personal account.

saw a transition in tenant

five this year. They have likely gradu-

property, consider installing a Monkey

demographics. They went from 1) room-

ated from college, are starting their

62% of Gen Z-ers want smart technol-

mates living in communal spaces to

careers, and are looking for exciting

ogy, like Nest thermostats, Bluetooth-

single people escaping roommates for

places to live.

enabled locks and entry systems, and

apartments; and 2) couples cozying up

They have never known a time

ity to control everything from their

in one-bedroom apartments to couples

without the internet, making them

smartphones. In a survey Lingsch Realty

looking for two bedrooms to accommo-

very tech-savvy and expecting

conducted at one of their properties,

date home offices.

24/7 communication.

smart blinds were the most requested

Chances are those who moved to

While Gen Z-ers grew up during un-

San Francisco early in their careers

precedented economic growth, the

but returned to family or opted for

COVID-19 pandemic reshaped their

Install stainless steel appliances and

less-expensive, more rural geogra-

outlook. They now value security and

in-unit laundry. While past tenants were

phies like Colorado or Texas during

convenience and are more likely to be

willing to handwash dishes or walk

the pandemic aren’t returning. Unless

frugal than their Millennial predeces-

to a laundromat, Gen Z-ers grew up

living locally is absolutely necessary

sors. This means Gen Z tenants look

with these technologies in their homes.

for their jobs, they have satiated their

for the most bang for their buck.

Dishwashers and laundry facilities are a

smart lightbulbs. They want the abil-

the privacy of studios and one-bedroom

smart feature, followed by smart lights, thermostats, and Bluetooth locks.

must-have for most Gen Z-ers, and they

taste for the San Francisco experience

will not rent an apartment without them.

and are ready to put down roots in

They are highly educated. One in two

more affordable areas that fit their

have a college degree. Since those with

new lifestyles.

college degrees tend to have more in-

Parcel lockers are desirable because

come, we can assume they’ll be looking

tenants depend on deliveries more

Now that San Francisco companies

for apartments with amenities—how-

than ever. The security of a safe landing

are requiring employees to be back

ever, amenities they can afford.

space for deliveries is important. Parcel lockers also add to the overall security

in the office on at least a part-time basis, another demographic will be

Gen Z is the most racially and ethnically

of a building. If passersby do not see

at the forefront of the 2022 migration.

diverse generation in the United States.

packages out in the open, they are less likely to try to enter the building to

These new renters are from Generation Z; after nesting with their families

89% of Gen Z-ers say they use the

steal them, sparing you costly gate- and

for the last couple of years, they are

internet almost constantly or several

door-repair expenses.

looking for new experiences and

times a day. TikTok, YouTube, and

opportunities in large cities, such

Instagram are their most frequented

Intercom systems reduce the security

as San Francisco.

social media platforms.

risk of traditional doorbells and gate buzzers because while working from

12

Therefore, we need to prepare our prop-

How to Attract Gen-Z Renters?

home and receiving packages, tenants

erties to welcome the new generation

High-speed internet is a must. Many

were buzzing in anyone without verify-

of San Franciscans.

tenants work from home at least part

ing they were a delivery service. Video

AUGUST 2022 | SF APARTMENT MAGAZINE

DAN McGUE

S A N F R A N C I S C O ’ S L E A D I N G A PA R T M E N T B R O K E R OVER $3 BILLION IN TOTAL SALES!

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42 Apartments + 5 Commercial Spaces Russian Hill

Entitlements for 50 Res Apts.

Van Ness Corridor

3 Apartment Units Upper Market

3 Large Flats Lower Pacific Heights

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G R E AT I N V E S T M E N T P R O P E R T I E S F O R S A L E !

3 Large Flats Castro District

38 Multi-Family Units/Commercial

Hayes Valley

12 Apartment Units Richmond District

8 Large Apartments Russian Hill

12 Apartment Units Lower Nob Hill

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R E C E N T LY S O L D P R O P E R T I E S !

33 Apartment Units Tenderloin

Dan McGue

Senior Commercial Broker Associate

Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com © 2019 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the APARTMENT MAGAZINE | AUGUST Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo areSF registered service marks owned by Coldwell Banker Real 2022 Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

13

intercom systems, or at the very least, voice

Ask previous tenants to post reviews that

continue to grow. Local Baby Boomers will

intercom systems, require tenants to inter-

future tenants can find online. Gen Z-ers

downsize and relocate for affordability or

act with visitors before granting access to

are researching products and reading re-

to be closer to their children. Baby boom-

the building.

views any time they want. They do a lot of

ers will also start to migrate away from

research when renting an apartment, and

traditional apartments for independent or

Outdoor spaces have become a top pri-

past tenants’ opinions matter to them. To

assisted living facilities as they age. A de-

ority. Most San Francisco buildings are

get good reviews, you must be proactive in

mographic you have accommodated is no

limited by space constraints. However, out-

asking for them.

longer your market; their wants and needs are no longer relevant.

door meetings became the norm during COVID-19 shutdowns, and tenants now

Prepare virtual tours for available proper-

value outdoor spaces more than ever. Any

ties so Gen Z-ers can browse vacancies

You will need to accommodate Gen Z-ers

small space that can serve as a pet relief

from their computers or phones. Since

to fill vacant units. Improve your properties now to start reaping the benefits, which will

area or small meeting area for neighbors will attract modern renters.

Clean, modern design is a must. Switch out carpeting for hardwood or wood-like laminate flooring. Upgrade kitchen countertops and, if possible, add a modern breakfast bar and change out fixtures like sink faucets, showerheads, door handles, and cabinet knobs. Again, during COVID-19 shutdowns, tenants’ homes became their oases, and that experience is still fresh in their minds.

While some of these features may seem over the top for a rental, Gen Z residents won’t rent apartments without them—regardless of the price point. To rent your

You will need to accommodate Gen Z-ers to fill vacant units.

Improve your properties now to start reaping the benefits...

apartments quickly, you will need to accommodate this new demographic. most were sheltering-in-place with family

How to Market to Gen Z Renters?

out of town, there’s a good chance they’re

Create a relevant social media presence and

searching for apartments remotely. Virtual

market where Gen Z-ers spend a lot of time

tours can also save you time by filtering out

online: Instagram, Pinterest, and Facebook.

prospects who may not be a good fit for

Lingsch Realty has been successful in rent-

your property.

ing apartments through these platforms.

Streamline processes so tenants can pay Respond quickly to inquiries. Because

rent, submit maintenance requests, and

Gen Z-ers are used to information at their

apply for apartments online. Gen Z-ers are

fingertips 24/7, they will move on quickly

more accustomed to interacting with tech-

to the next property if they don’t hear back

nology than humans, so this will be more

from you quickly.

comfortable for them.

Lingsch Realty has an autoreply set up for

Advertise socially and environmentally

rental inquiries that directs tenants to our

conscious amenities, like LED lighting and

360-degree tours and asks for preferred

on-site recycling and composting pro-

dates and times for showings. This gives

grams. While these may seem like obvious

Gen Z-ers an immediate response, weeds

amenities, they are important to Gen Z-ers

out uninterested parties who determine

and worth calling out.

the apartment is not a fit for them based on the 360-degree tour, and saves the time

Gen Z-ers make up 20.2% of the current

of having to email back and forth to set up

population, and as they age, the percent-

meeting times.

age of Gen Z renters in San Francisco will

14

AUGUST 2022 | SF APARTMENT MAGAZINE

be invaluable in attracting and retaining tenants in the coming years.

Natalie Drees is the president of Lingsch Realty and recipient of three SFAA Trophy Awards for property management. Lingsch Realty provides San Francisco landlords expert property management leasing services and investment property consulting. Natalie can be reached at ndrees@ lingschrealty.com.

Know Your Numbers!

Turn to page 47 for updated information on allowable rent increases, security deposit interest and more.

Mike Stack

Real Estate Advisor

Call or email me today for a free & private analysis of your property’s value.

415.580.9095

mikestack@vanguardsf.com MikeStackSF.com

D R E# 0193228 0

THE JONES TEAM The Jones Team has been helping owners sell their San Francisco buildings for over 20 years.

We have handled it all: R E T R O F I T I S S U E S | F I R E D A M A G E | T E N A N T P R O B L E M S | E N V I R O N M E N TA L N O T I C E S O F V I O L AT I O N | O F F M A R K E T S A L E S A N D P U R C H A S E S

Contact me for a complimentary valuation on your building — whether buying, selling, or executing a 1031 Exchange, I can advise you on strategy.

Terrence Jones

Senior Broker Associate Lic. #01343939 | Terrence@TerrenceJonesSF.com TerrenceJonesSF.com | 415.786.2216

15

©2022 Corcoran Global Living. All rights reserved. Corcoran® and the Corcoran Logo are registered service marks owned by Corcoran Group LLC. Corcoran Global Living fully supports the principles of the Fair SF APARTMENT MAGAZINE | AUGUST 2022 Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated.

COLUMN

BRIDGE BRIEF

Market in Motion w r i t t e n b y T E R R E NC E JO N E S

We need to align with tenants to elect Supervisors who are more balanced for the good of the city, not just to the detriment of building owners.

B

(For a thorough analysis of the June 2022 election results, turn to page 28.)

City Gridlock “Vision Zero,” for those of you with short memories, was former Supervisor Jane Kim’s vision to eliminate traffic deaths

efore diving into a sales mar-

Why would exact information on rents

by slowing down travel by cars within

ket update for San Francisco

and vacancies need to be documented?

the city of San Francisco.

There are two theories that seem to

The idea of trying to eliminate traffic

make sense, and both focus on the

deaths by a myriad of traffic calming is

apartments, let’s look at some underlying factors in

the market today.

vacancies. The first is that the registry

Local Government

a good idea. The idea of restrictive lanes

allows a vacant unit to be identified and

for buses, bicycles, and taxis is also a

On the local front, we have recently seen

then potentially taxed for not being

good idea. However, the timing of all

an increase in city government control

rented. The second theory is it will cre-

these programs with the pandemic have

of the apartment rental business in San

ate a more comprehensive data-driven

created an unintended consequence of

Francisco. Regulation is nothing new to

story to help overthrow the law that

city traffic gridlock. The people who are

those who have been involved in rent-

allows vacant units to reset to market

returning to work are not taking mass

als. We have a history of continued ero-

rent. There have been two attempts to

transit as they had pre-pandemic; they

sion of owners’ autonomy that started

disallow rent reset at vacancies, and

are commuting by car while the design

43 years ago with the inception of rent

they have both failed. The idea is that

is to make commuting by car more

control on June 13, 1979.

with better information, this effort will

difficult.

not fail in the next attempt.

A Return to the Office

On June 1, 2022, the rental registry

16

began for owners of properties with

The process for this rent registry started

Across the United States, more office

eleven or more units. Owners with two

in 2020 when the political environment

workers are returning to in-person work

to ten units have until March 1, 2023, to

was on the far end of Pandemic Progres-

models in other cities compared to San

start registering their units. This law is

sive in San Francisco. As I write this in

Francisco. Most articles talk about how

a boom to property managers and may

June 2022, the environment seems to

New Yorkers are returning to work at a

be a boom to apartment brokers who

have moved away from the extreme with

faster pace than workers in San Fran-

sell buildings.

three realignment political issues. The

cisco. The common sited cause is that

first was the successful recall of School

with the high concentration of tech

This new law is, from most accounts,

Board members; the second was the

workers in San Francisco, there is less of

the first step for the city to get better

successful recall of the District Attorney;

a need to go into the office. That makes

information on what rents are and

the third, a little noticed but very impor-

a good story, but most workers I know

identify vacancies by specific unit.

tant issue, was a June ballot initiative

would like to go back to the office in

It was formulated and passed by the

that would have restricted the political

some form or another for mental wellbe-

Board of Supervisors and later signed

process by limiting the recall process.

ing and increased productivity.

by the Mayor when the political en-

Talk about flying high on waxed wings.

vironment was swinging strongly

Fortunately, voters did not pass that

against owners and in favor of ten-

initiative. San Franciscans seem tired of

Crime and the Homeless Industrial Complex

ants. The teeth of the law are that if

trying the extreme anarchy of the far-left

The city budget is $14 billion and some

an owner does not comply with the

progressives. With any luck, the environ-

change. Approximately $1 billion flows

registry, they will not be given license

ment will get a bit better now that the

to non-profits, but it seems there hasn’t

for annual rent increases.

voters have spoken.

been much success in rehousing the

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17

COMMERCIAL

NEWEST LISTINGS BY THE BONN/WEBB TEAM

city’s homeless population or curbing

Multifamily Market

In Closing

public drug use.

The sales market for multifamily proper-

Tenants outnumber owners in San Fran-

ties in the city has started to slip. This has

cisco, and many San Francisco rental

My hope is the political message that

become most evident in the sales price

property owners do not live in San Fran-

“crime is not sublime” of this past year

per unit. The average price per unit in

cisco. And so, if an issue gets to the polls,

may start a crackdown on the drug cul-

2021 was just under $400,000. We saw a

it will most often swing toward tenants’

ture and blatant theft that has evolved

2% drop in the first quarter of 2022 with

interest—as evident in the recycling bin

in San Francisco.

an average price per unit of $390,010, and

at our apartment building. It is always

another 2% drop in the second quarter

full of flyers from the political progres-

with the average price per unit coming in

sives lobbying for tenant votes. If we as

at $380,745. While this is not a sign of an

owners, property managers, brokers, and

Rents We are fortunate that the city apartment life

other industry participants really want to

is coming back, even though a return to inoffice work hasn’t fully kicked in. Rents are close to pre-pandemic levels, and in most cases, vacancies are down to historic lows.

People are coming back to live and work from home in San Francisco.

The bottom line in multifamily sales: Rents drive the value of buildings and that continues to tell a positive story. If you are young and with a job, it is certainly more fun to live in the city where you never shovel snow and rarely is it over 75 degrees.

Interest Rates In June, we started to see the impact of rising interest rates. The first stage of

Simple economics tells us that lack of supply with a strong demand means prices will hold better in the city than they will in weaker markets.

move forward without always giving up rights and incurring more taxes, we need to align with tenants to elect Supervisors who are more balanced for the good of the city, not just to the detriment of building owners.

Terrence Jones is Senior Broker Associate with Corcoran GL Commercial can be contacted at (415) 786-2216 or terrence@terrencejonesSF.com.

rising interest rates for the multifamily market is a period where sellers expect the old cap rate on their building while

imminent market crash, two successive

buyers expect the new cap rate. (The cap

quarters of lower per unit sales does seem

rate is the return a new owner receives

to indicate the market is weakening.

with new property taxes if the purchase were all cash.) A clear sign of this is price

It is interesting to look at the cap rates over

reductions on multiple listings that are

the past six quarters. We have seen a cap

not selling. This period has a huge reduc-

rate hovering between 4.0 and 4.5% over

tion in total sales volume and number of

the past six quarters, but it is well known

sales. It typically takes a few quarters to

real estate principle that as interest rates

adjust. I expect slow sales this summer

rise, the cap rates also rise in lockstep with

and fall, but we should see more sales at

the cost of debt on acquisitions. What this

higher cap rates this winter.

means is the overall prices sellers receive on their sales is likely to be reduced as the

War and Stock Market Dips

year progresses and interest rates rise.

While global conflicts and a dipping stock market are certainly factors that impact

Should we all head for the exit and sell be-

our investment performance, they are out

fore it is too late? In my opinion, despite

of our hands. If the stock market continues

the difficult environment in San Fran-

to dip, jobs will be lost and rents will go

cisco, probably not. The biggest factor is

down due to supply and demand. If war

that San Francisco politics is that it hard

escalates, and we are drawn into combat

to add to the supply and build more units.

and a world war, we will lose lives, jobs,

Simple economics tells us that lack of sup-

and renters. We simply need to hope for

ply with a strong demand means prices

the best with this, just like we hope there

will hold better in the city than they will

is no earthquake like 1906.

in weaker markets.

18

AUGUST 2022 | SF APARTMENT MAGAZINE

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19

Out of Use Wr i t t e n b y

NOR A B OX E R

People who need Below Market Rate housing aren’t getting it, and owners hold the burden as units sit empty.

Why is this happening, and what can be done about it?

San Francisco’s Inclusionary Housing Program, also known as the Below Market Rate (BMR) Housing Program, has been in effect since 1992 under Section 415 of the Planning Code. The program requires developers proposing a project with ten or more units to reserve a percentage of units on-site for BMR housing, otherwise they must either (1) pay fees which support 100% affordable housing developments, (2) provide affordable housing off-site, (3) dedicate land to affordable housing efforts, or (4) some combination of the above. The San Francisco Planning Department determines the number of units (or fees) a developer is responsible for; then, the Mayor’s Office of Housing and Development (MOHCD) works with housing providers and administers the BMR program.

Prior to 2017, San Francisco’s BMR rental housing program mainly served residents whose income was approximately 55% of Area Median Income (AMI). In the last five years, inclusionary rental housing has served residents at three tiers of AMI: 55%, 80%, and 110% —though the largest percentage of BMR units are still capped at 55% AMI. Affordable rent is defined as 30% of household income, and includes utility costs.

Potential residents apply for a BMR unit through DAHLIA, MOHCD’s online portal, where all available BMR units are listed. Application deadlines for each unit, qualifying income parameters for potential renters, an income calculation tool, and more are available on the site in four languages at housing.sfgov.org. According to MOHCD, there are currently 1,961

20

AUGUST 2022 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE Photo | by AUGUST Jalen Terry 2022 on Unsplash 21

BMR rental units in 101 buildings, and in the ownership wing of the program, 1,370 ownerships in 99 buildings. (This article will primarily focus on rentals, although some of the data available bundles the two

Length of Vacancies

wings of the program together.)

2% Thus, the BMR program creates and provides affordable housing for low-, moder-

18%

ate-, and middle-income households. The availability of these types of units is essential in a city where average rents are higher than most other municipalities, where AMI is $97,000 for an individual, and where a

80%

housing crisis continuously plays out its various narratives.

Anne Stanley, Communications Manager at MOHCD, states, “Inclusionary housing is distinguished from other affordable housing programs in that it provides new

Since 2021 or 2022

Since 2020

Since 2019

San Francisco Budget and Legislative Analyst's Office

4

affordable units without the use of public subsidies. For this reason the program can address the growing needs of low-, moderate-, and middle-income households that cannot be served by other common affordable housing funding sources,

Vacancies by AMI Eligibility

such as Federal Low Income Housing Tax Credits.” Stanley also states that the BMR program has resulted in nearly 2,000 units of permanently affordable rental housing since its adoption.

31%

All very necessary. And yet….

Developers and housing providers in the

69%

city, who in good faith are supporting inclusionary housing efforts and working within the structures provided by the Planning Commission and MOHCD, report they are struggling with bureaucratic inefficiencies that prevent them from filling

55% or less of AMI

55% to 100% of AMI

these BMR units.

San Francisco Budget and Legislative Analyst's Office

5

The BMR units have been created and provided, and the demand to occupy them is

Since neither side of this equation has a

were out and about at various commu-

there, but average wait time to fill a vacant

vested interest in empty units, why is this

nity events, in the conversations we were

BMR rental unit in San Francisco is six

happening, and what can be done about it?

having with developers and property

months, and it takes on average 31 applica-

owners, we heard that the BMR program’s

twofold: People who need BMR housing

Reform Efforts by Supervisor Safai’s Office and June 6, 2022 Hearing

aren’t getting it in a timely manner (which

One key individual looking to find solu-

fact that they were building units, but

also impacts these renters financially),

tions to the issue at hand is Supervisor

many of those units were sitting empty.

and developers and property owners are

Ahsha Safai. Supervisor Safai’s Legislative

The people we spoke to really pushed

left holding their own financial bag and

Aide Ernest Jones told us Safai took up

it back on the City, making it clear they

administrative burden as units sit empty.

the cause for the following reason: “As we

believed there was something wrong

tions for a vacant unit to fill. The result is

22

AUGUST 2022 | SF APARTMENT MAGAZINE

functionality was something that needed assistance. Many developers spoke to the

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with the process. And so Supervisor Safai decided to hold a hearing to understand why that might be the case.”

Supervisor Safai requested that in prepara-

Breakdown of Vacancies by Unit Type

tion for the hearing, the Board of Supervi-

3%

sors Budget and Legislative Analyst (BLA) gather data and prepare a report. The hearing then occurred on June 6, 2022. At the hearing, the BLA presented their findings; MOHCD also gave a presentation; the Supervisors asked clarifying questions

44%

of MOHCD; there was a public comment

53%

period; and then closing suggestions were made as to how to move forward (more details on these suggestions below). Some the BLA’s slides accompany this article; for the full slide presentation, MOHCD’s slide

SRO's, Studios, & 1BRs

presentation, or to watch the hearing, visit tinyurl.com/4hytzu24.

2BRs

3BRs or More

San Francisco Budget and Legislative Analyst's Office

6

At the hearing’s start, Safai stated that he has become aware that both nonprofit

However, at the hearing, Safai rightly

closed and their staff working remotely due

and private entities are experiencing

challenged six months as an acceptable

to COVID. For example, in 2018 it took an

a backlog in filling their BMR units. As

timeframe to fill a BMR unit, as well as inter-

average of 62 days to fill vacant BMR apart-

of April 4, 2022, the BLA found that out

rogated the fact that each vacant unit had

ments. In 2021, it took an average of 151

of the 1,961 BMR rental units, 305 were

an average of 31 applicants.

days to fill vacant BMR apartments, leaving affordable homes underutilized for, on av-

vacant—thus putting the BMR vacancy rate at 15.6%. Of these vacancies, 80%

COVID: Symptom or Cause?

have been empty since 2021 or 2022; 18%

COVID resulted in a 6% population de-

have been vacant since 2020, and 2%

crease in the city as people moved out

For context: Trinity Place has been a part

have been vacant since 2019. 69% of these

of town during the pandemic, largely to

of the BMR program since 2010. Currently,

vacancies were for units renting at 55% or

work remotely. Market-rate rents dropped,

among its 1,900 apartments across four

less AMI, while 31% are for AMIs of above

vacancies for market-rate units increased,

buildings, 231 of those units are BMR

55%. This last data point somewhat con-

and renters became more selective about

housing. Hull states that 24% of Trinity’s

tradicts the hypothesis that it is the BMR

finding a unit that fit their needs in the CO-

BMR units are currently vacant, yet “we are

units at the top of the AMI range which

VID era, especially if working from home.

totally supportive of the goals of the BMR

aren’t being filled due to a decrease in

“People are also looking for extra space;

program to provide affordable housing to

market-rate rents during COVID.

outdoor space,” Jones told us. “Some of

those in need.”

erage, an additional three-month period.”

the older BMR units aren’t as attractive, MOHCD’s Stanley states, however, “As of

because the gap in pricing has narrowed

Charley Goss, Government and Commu-

May 31st, 2022, MOHCD identified only

a bit for those at the top end of qualifying

nity Affairs Manager at SFAA, states, “I don’t

127 units of the 305 vacant units, or less

AMI percentages.”

believe that COVID has impacted the ability to rent these units. This was a problem

than 7% of the total BMR rental units, that were vacant as a result of a delayed lease-

At the hearing, and in response to ques-

that existed before COVID. During COVID,

up. The remainder were new units adver-

tions for this article, MOHCD’s position

many of our members struggled with high

tised for the first time within the initial

was that COVID was the cause of much of

vacancy rates in their market-rate apart-

six months of lease-up, units now leased

the trouble. However, Chief Operating Of-

ments for the first time in a long time, and

up, units sold to the City as homeless

ficer at Trinity SF Amy Hull states that “the

so it was particularly frustrating if they

housing, or units with active enforcement

issue with the BMR apartments is differ-

were also struggling or waiting to fill vacan-

cases for violations of their inclusion-

ent [than what is happening with the rest

cies in their BMR units.”

ary requirements. MOHCD believes this

of the rental market]. There is no shortage

context is important to providing a fuller

of BMR renter candidates, but the ineffi-

Identifiable Inefficiencies

picture and understanding of the prob-

ciencies of getting them into apartments

Currently, a potential BMR renter must

lem and its magnitude.”

increased more than usual with City offices

go through the application process on a

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2022 BMR Rental Rates

per-unit basis; on DAHLIA, an applicant clicks on the unit they’re interested in, applies directly for that unit’s lottery process,

Annual Income

and if successful, enters the pre-leasing verification process. The key focus of Safai’s reform efforts will be on working with MOHCD to create a more universal appli-

55% 1-person household

$53,350

55% 2-person household

$60,950

55% 3-person household

$68,600

80% 1-person household

$77,600

can simply qualify for all the available

80% 2-person household

$88,700

80% 3-person household

$99,750

units in their income range at once, then

110% 1-person household

$106,700

the process will be much more stream-

110% 2-person household

$121,950

lined than applying unit-by-unit. “Why

110% 3-person household

$137,150

cation process. If a potential BMR renter

Studio rent

1 bedroom rent

2 bedroom rent

55% AMI

$1,171

$1,292

$1,410

80% AMI

$1,777

$1,986

$2,189

110% AMI

$2,505

$2,817

$3,124

can’t we verify multiple people at once to speed up the process, and is there a way

Complete AMI categories and rental rates are available at: https://sfmohcd.org/income-limits-and-rent-limits-below-market-rate-rental-units

to qualify applicants for multiple properties?” Safai asked at the hearing.

Secondly, there is discussion in regard to

Reasons for Delayed Lease-Up

having screening and certification being done by one group only. Safai stated in the hearing that he has been told by developers that they do their own screening and

For BMR units listed more than six months ago To fill a unit, an average of 31 applicants are contacted.

Reasons applicants left the applicant pool for the 127 vacant unit:

income certification of applicants, often

Every non-responsive applicant is contacted by: 1. Email 2. Snail Mail 3. Phone Call 4. Text 5. Alternative Contact

hiring outside companies to perform this work, only to then have MOHCD have to re-certify again. Yet Maria Benjamin, MOHCD’s Deputy Director, Homeownership & Below Market Rate Programs, stated during

+ An appeal period is granted for delayed response

the hearing that this duplicate labor is not the case.

The above point of confusion exemplifies some of what needs to change about the program: Better communication between

is the problem,” Trinity’s Hull states. “We

economic analysis to determine cause of

MOHCD, Supervisors, and housing pro-

appreciate Supervisor Safai’s effort to create

vacancy trends.”

viders. At multiple moments during the

efficiencies, and we look forward to more

hearing, the Supervisors needed to ask for

details on proposed changes. We have

MOHCD presented on the enforcement

clarification as to how the BMR program

offered, and would be happy to provide,

timeline for developers who may be out

works; and while the BLA and MOHCD

details of our experience to the Board.

of compliance with BMR; however, lack of

data matched, it was interpreted differently

Waiting to market an apartment until the

compliance and enforcement cases appear

by the two offices. For any real change to

apartment is vacant drives substantial

to be extremely rare, so do not explain the

be effected going forward—for the people

inefficiencies, as do the extensive renter

backlog of vacant units.

who need below-market rate rentals to get

preference options in the program’s current

the housing they need, and for housing pro-

application.”

viders to stop being frustrated—it is likely

MOHCD’s Stanley told us, “The Inclusionary Affordable Housing Program Monitor-

all parties need to get on the same page as

Moving Forward

ing and Procedures Manual is updated

to how they interpret what is happening

At the June 6 hearing, the BLA summarized

every five years. MOHCD is currently in the

and how they define what is or is not inef-

the following policy options: “The Board

process of the 2023 Manual update, which

ficient. To reiterate: All inefficiency costs

of Supervisors could (1) Request that the

includes opportunities for stakeholder

both the people who need homes, and the

MOHCD Director provide regular reports

groups to provide input—such as property

people trying to provide them.

to BOS on BMR vacancies; (2) Initiate leg-

owners, property managers, and other real

islation to amend Planning Code Section

estate professionals.”

“Demand is not lacking, and inventory is

415 regulations for the enforcement of

not the problem; bureaucratic inefficiency

BMR rental vacancies; (3) Request MOHCD

in getting people approved and moved in

Director to conduct market research or

26

AUGUST 2022 | SF APARTMENT MAGAZINE

Out of Use… continued on page 64

San Francisco Apartment Building Sales

By Broker, 5+ Unit Residential Sales, 2019-2022 YTD* 250 200 150 100 50 0

239

105

71

67

61

25

18

— Other San Francisco Brokerages — * Transaction-side sales, 5+ unit “residential income” buildings, 1/1/19 –2/28/22, per Broker Metrics. Sales reported to SFARMLS: Not all sales are reported.

San Francisco 5+ Unit Apartment Building Sales 12 Months Sales, by Price Segment

5-9 Unit Buildings 10-15 Unit Buildings 16+ Unit Buildings

Median Sales Price

Median Size

Median $/Sq.Ft. Value

5-9 Unit Bldgs

$2,754,000

5620 sq.ft.

$527/sq.ft.

10-15 Unit Bldgs

$4,500,000

9225 sq.ft.

$510/sq.ft.

16+ Unit Bldgs

$7,025,000

16,100 sq.ft.

$461/sq.ft.

These numbers are generalities based upon a wide range of sales at very different prices, in very different locations.

12 months sales reported to NorCal MLS Alliance through late March 2022. Data from sources deemed reliable, but subject to error and revision. All numbers approximate, and may change with late-reported sales. Not all sales are reported to MLS.

SF APARTMENT MAGAZINE | AUGUST 2022

27

ELECTION REFLECTION Wr i t t e n b y

JOE A R E L L A NO

How the June 2022 election results will impact San Franciscans.

This June, San Francisco voters were successful in passing Proposition H, the second recall of an elected official in less than a year, when District Attorney Chesa Boudin was recalled on June 7. The DA, who was recalled by a 55%-45% margin, had been in office for two and half years of his four-year term.

The campaign, chaired by San Francisco Association of Realtors director Mary Jung, was one of two separate recall attempts Boudin had been facing over the past 18 months.

Boudin’s management and philosophy had been called into question because of his implementation of criminal justice reforms, such as eliminating cash bail and switching to a model of diversion and treatment for criminals. Over the past two years, the pandemic, combined with viral videos of brazen shoplifting, property crime, vehicle smash-and-grabs, and Asian hate crimes, created a belief among residents that San Francisco was becoming a city of lawlessness, with no repercussions for criminal behavior.

The negative sentiment about Boudin reached a fever pitch on December 31, 2020, when an armed and intoxicated man driving a stolen vehicle hit and killed two pedestrians in the South of Market area. The driver had been arrested multiple times in the months before the incident, but Boudin had not filed any new charges or worked to revoke the individual’s parole—actions that might have kept him behind bars and possibly prevented the tragic collision.

The recall became a Rorschach test for residents across the city, with many believing Boudin was responsible for all the city’s quality-of-life issues, and others believing the recall was a Republican-led effort to push back on national criminal justice reform efforts. In the lead-up to the election, the recall was also nationalized by Republicans across the country as a referendum on progressive policies in Democratically run cities.

28

AUGUST 2022 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE Photo| by AUGUST Kehn Hermano 2022 on 29Pexels

AT A GLANCE JUNE 2022 ELECTION RESULTS

within 12 months of the next scheduled

or a burdensome new regulation for San

election, and changed the appointment

Francisco’s small businesses.

process for a vacancy created by a recall, so that only “caretaker” officeholders could fill

The major surprise of election night was

the seat. Based on the resounding election

the defeat of Prop A, the Muni Reliability

results, the San Francisco electorate values

and Street Safety Bond, which lost in a nail-

its ability to remove elected officials via the

biter, garnering 65.11% of the required 66%

recall process and isn’t willing to give up

support to pass. The measure would have

Proposition B: PASSED

that power anytime soon.

allowed the City to issue $400 million in

Proposition C: FAILED

A measure that affects SFAA members

average tax rate of $0.010/$100 of assessed

with more than 100 employees, Prop G,

property value. The funds would have been

Proposition D: PASSED

passed 64% -36%. Prop G requires that

used to increase Muni’s reliability, safety

Proposition A: FAILED Garnered 65.11% of the required 66% By a 62%-38% margin

By a 58%-42% margin

By a 59.1%-40.9% margin

Proposition E: PASSED By a 69%-31% margin

Proposition F: PASSED By a 71%-29% margin

general obligation bonds, at an estimated

starting October 1, 2022, private employ-

and frequency, reduce delays, improve dis-

ers and the City must provide paid leave

abled access and equity, increase subway

to employees for public health emergen-

capacity, and improve pedestrian, bicycle,

cies. The requirement would apply to

and traffic safety.

private employers with more than 100 employees worldwide and would cover

While the defeat won’t have an immedi-

only their employees working in San

ate impact, down the road, it may lead to

Francisco. The amount of leave provided

worsened Muni service unless the SFMTA

each year would be equal to the number

can find new revenue sources. It’s unclear

of hours that each employee regularly

why exactly Prop A couldn’t make it over

works over a two-week period, up to a

the finish line, but some have theorized

It is unclear whether the recall of Boudin

maximum of 80 hours. The leave can be

that the pandemic and inflation might have

will ultimately reduce or prevent crime,

used only during a public health emer-

given voters less of an appetite to support

but coming on the heels of the recent

gency. The measure was designed to ad-

millions of dollars in new spending. It

February recall of three progressive San

dress two major events that occurred over

could have also been because 7% of voters

Francisco School Board members, what

the last three years: the coronavirus pan-

left Prop A blank on their ballot, signifying

is clear is that there is a limit as to how

demic and the wildfires that plagued the

that voters didn’t understand the measure

many progressive policies the public can

Bay Area with dense smoke. As a result,

or how it would work. Despite the outcome,

stomach at once. These days, voters seem

what constitutes a public health emer-

city officials sound determined to bring the

to be seeking results and competence over

gency under the ordinance includes:

measure back to voters in 2023, so SFAA

Proposition G: PASSED By a 64%-36% margin

Proposition H: PASSED By a 55%-45% margin

members should expect to vote on this is-

a revolution.

• a local or state health emergency As of the time of this writing, Boudin will

sue again in the future.

relating to any infectious disease, as

be officially removed from office ten days

declared by a local or state health of-

A measure that did garner over 70% of sup-

after the Board of Supervisors certifies the

ficial; or

port from voters was Prop F, which restructures membership of the City’s Refuse Rate

election results. The decision as to who will become the next District Attorney

• when a Spare the Air Alert is in effect.

Board and changes the process by which garbage rates and regulations are set for

now resides with Mayor London Breed.

News reports have mentioned former

The protections are designed to backfill

both residential and commercial custom-

Deputy District Attorney Brooke Jenkins

leave for workers when the state discontin-

ers. The measure, which was spurred by the

and District 2 Supervisor Catherine Stefani

ues its COVID-19 Supplemental Paid Sick

recent corruption and bribery scandal in-

as shortlist candidates for the position.

Leave program. However, despite being

volving Recology and city officials, passed

well-intentioned, many view the measure

71%-29%.

In a related vote, Prop C, a measure that

as an imperfect solution because of the

would have put stricter rules in place for

loopholes it creates. For example, Spare the

The Rate Board members will now be the

recall elections, failed by a 58%-42% vote.

Air days are a regional measurement, so sit-

General Manager of the Public Utilities

The measure, sponsored by Supervisor

uations may arise where a day with smoky

Commission, the City Administrator, and a

Aaron Peskin, would have changed the lo-

inland air and clear San Francisco skies

Ratepayer Representative. The City Control-

cal recall process so that a recall petition

allows a worker who lives in the Valley

ler will also assume new duties as Refuse

can be started only if an elected official has

but works in the city to use paid time off.

Rate Administrator

held office for at least 12 months. Prop C

Therefore, the jury is still out as to whether

would have also prevented a recall election

Prop G will be a helpful worker protection

30

AUGUST 2022 | SF APARTMENT MAGAZINE

Election Reflection… continued on page 38

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33

PLANNING AHEAD

COLUMN

Affordable Homes Now w r i t t e n b y M E L I N DA S A RJA PU R & DA N I E L F R AT T I N

The “Affordable Homes Now” measure successfully collected the signatures required to qualify for San Francisco’s November 2022 ballot.

T

currently defined in Planning Code Section 206.9. Among other criteria, this includes providing all residential units as deed-restricted for the life of the project for occupancy by at least one employee of the San Francisco Unified School District (“SFUSD”) or San Francisco Com-

he “Affordable Homes Now”

income of 120% AMI, and (b) maxi-

munity College District (“SFCCD”);

measure submitted in March

mum sales or rental prices do not

providing at least 4/5ths of all units

by a coalition of labor and

exceed 80% of median market rents

as affordable to households with

housing advocates has suc-

or sales for the neighborhood, as

income ranging from 30% -140%

cessfully collected the 52,000 signatures

determined by the Mayor’s Office of

of AMI, with the overall average of

required to qualify for San Francisco’s

Housing and Community Develop-

100% AMI across all units, and the

November 2022 ballot. Citing a study

ment (“MOHCD”). To provide for

remaining 1/5th of all units afford-

by the Terner Center for Housing In-

the “missing middle” that is not

able up to a maximum 160% AMI.

novation at UC Berkeley, the measure

served by existing affordable hous-

describes San Francisco’s four-year av-

ing programs, households earning

To protect historic buildings, recre-

erage to permit multifamily residential

up to 140% of AMI would be eli-

ational resources, prevent tenant dis-

buildings as “one major obstacle to the

gible for residency, so long as they

placement or development that would

goal of increasing affordable housing.”

comply with the overall average

conflict with certain zoning standards

The measure attributes soaring housing

affordability requirements above.

or preexisting uses, the measure would

costs to the difficulty many small busi-

Qualifying projects may include

not apply to Projects that:

nesses and essential service providers

non-residential use at the ground

have with hiring and retaining workers,

floor, and those accessory to and

resulting in high turnover among public

supportive of on-site housing.

Finally, it notes that the lack of a “large,

• Remove or demolish historic landmarks, contributory buildings to a designated historic district, or Cat-

school and community college teachers.

• “Increased Affordable Housing

egory I or II “significant” buildings

stable, and productive construction

Projects,” which contain 10 or more

under Article 11 of the Planning

workforce” is a further constraint on

units, and agree to provide on-

Code;

housing production, driving delays, cost

site affordable units in an amount

overruns, and safety incidents.

that is 15% greater than otherwise required under the City’s Inclu-

34

• “Educator Housing Projects,” as

• Are located on Recreation and Parks Department property;

Affordable Homes Now takes aim at

sionary Housing Program or local

these issues with a program to bolster

HOME-SF density program. For

and expedite the production of lo-

example, a project subject to a

cal affordable housing by providing

21.5% on-site requirement under

streamlined, ministerial approval for the

the Inclusionary Program would be

following types of development:

required to make 24.7% of its units

residential units, movie theaters, or

affordable under the Affordable

nighttime entertainment use; or

• Are located on sites not zoned for residential use; • Demolish, remove, or convert any

• “100% Affordable Housing Projects,”

Homes Now measure. In a 100-unit

in which (a) all residential uses are

project, the total number of afford-

restricted as affordable housing

able units would increase from 22

quire Conditional Use Authorization

with a maximum overall average

to 25; and

under the Planning Code.

AUGUST 2022 | SF APARTMENT MAGAZINE

• Include non-residential uses that re-

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35

Similar to the statewide SB-35 legislation

worked up to a weekly maximum of

which took effect in 2018, qualifying Af-

$476 and participate in state-approved

fordable Homes Now projects that meet

apprenticeship programs; or (b) use

objective zoning standards would receive

contractors that are a signatory to a

streamlined processing and be exempt

collective bargaining agreement that

from the California Environmental Quality

requires participation in a state-ap-

Act (“CEQA”). Such projects would require

proved apprenticeship program. If no

no discretionary approvals by City Boards,

apprentices are available, projects may

commissions, or officials, and would not be

move forward without delay. The labor

subject to Discretionary Review. Associated

requirements are to be monitored

building permits and other city permits

through San Francisco’s Office of Labor

necessary for construction would also re-

Standards Enforcement, with contrac-

ceive streamlined, ministerial processing.

tors and subcontractors required to submit monthly reports confirming

Projects qualifying under this measure

compliance with the above standards.

could also utilize State Density Bonus Law

Failure to submit a monthly report is

to increase residential density, in which

subject to a $10,000 fine per month for

case any waivers, concessions or incentives

each month the report is not provided,

would be considered consistent with objec-

as well as fines of $200 per worker per

tive zoning standards. However, for proj-

day employed in contravention of Af-

ects that do not utilize State Density Bonus

fordable Homes Now requirements.

Law, the measure would allow for administrative waivers or reductions from certain

The Affordable Homes Now Initiative

development standards including residen-

is proposed by a coalition of labor and

tial density; ground floor ceiling height;

housing advocates, including the Nor Cal

rear yard setback; dwelling unit exposure;

Carpenters Union; Housing Action Coali-

loading; parking and open space.

tion; Habitat for Humanity; Greenbelt Alliance; YIMBY Action; SPUR; and Grow

Affordable Homes Now projects would

SF. It is backed by Mayor London Breed;

not be required to submit for a Preliminary

Senator Scott Weiner; and Supervisor Matt

Project Assessment before filing a formal

Dorsey. The 52,000 signatures gathered to

development application. Following sub-

place the measure on the ballot represent

mission of a complete development appli-

more than 10 percent of registered San

cation, the City would have approximately

Francisco voters.

six to nine months to approve qualifying projects, depending upon the number of

This article was printed with permission

residential units they contain.

from reubenlaw.com. Melinda Sarjapur and Daniel Frattin are attorneys with Reu-

Finally, the measure aims to attract a

ben, Junius & Rose, LLP.

larger, more stable, and skilled construction workforce by setting minimum labor

The issues discussed in this update are not

standards for Affordable Homes Now proj-

intended to be legal advice and no attor-

ects. These standard scale up based on the

ney-client relationship is established with

size of a project:

the recipient. Readers should consult with legal counsel before relying on any of the

• 10+ units – All workers must be paid at

information contained herein. Reuben,

least the applicable prevailing wage.

Junius & Rose, LLP is a full-service real estate law firm, specializing in land use,

• 40+ units – In addition to the prevail-

36

development, and entitlement law. They

ing wage requirements, contractors

also provide a wide range of transactional

that will employ construction craft

services, including leasing, acquisitions

employees for 1,000 or more hours are

and sales, formation of limited liability

(a) required to provide medical insur-

companies and other entities, lending/

ance or make an $11.90/hour contribu-

workout assistance, subdivision and con-

tion to Healthy San Francisco per hour

dominium work.

AUGUST 2022 | SF APARTMENT MAGAZINE

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37

Election Reflection… continued from pg. 30

The Refuse Rate Administrator will monitor rates and propose changes to the Rate Board. Public hearings on the proposed changes will be held at the Commission on the Environment and the Commission on

Founded 35 years ago, Kaufman, Dolowich & Voluck is an internationally recognized litigation firm, meeting the diverse demands of our clients.

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Sanitation and Streets. The Rate Board will then hold a public hearing on the proposed changes and publish its final decision. Any new rates will be in effect for at least two years, but no longer than five years.

The passing of Prop F marks the first time voters have significantly updated San Francisco’s 1932 refuse ordinance. The measure garnered widespread support from Mayor

Ashley E. Klein

London Breed; all eleven members of the Board of Supervisors; business, labor, and

Managing Partner of San Francisco Office Co-Chair of Real Estate Practice Group

tenant groups; and even Recology itself. Re-

Ashley E. Klein represents clients ranging from real estate investment trusts, homeowners in wrongful eviction defense, unlawful detainer, and property management matters. She counsels Bay Area homeowners about their rights and options under the SF Rent Ordinance, statewide rent control regulations and the Costa-Hawkins Rental Housing Act.

after the Board of Supervisors threatened

Landlord-Tenant Disputes

A. Jeanne Grove

Managing Partner of Sonoma Office Co-Chair of Real Estate Practice Group HOA Disputes

A. Jeanne Grove focuses her practice on real estate and business litigation, including HOA and co-ownership issues, purchase/sale disputes and nondisclosure claims, and boundary, title, development, and construction matters. She has 15 years of experience in mediation and arbitration, as well as all phases of civil litigation, from the pleading stage to trial and post-trial proceedings.

Laura L. Campbell Attorney

Land Use Disputes Laura L. Campbell has extensive experience in landlordtenant litigation. She represents clients in breach of contract matters, quiet title actions, unlawful detainer lawsuits, tenant buy-out negotiations, and property management resolutions.

She specializes in SF Rent Board matters, and routinely handles lot splits, mergers public hearings, zoning issues and ADU permitting.

cology initially pursued a parallel measure of its own, but they ultimately dropped it a more stringent proposal. SFAA members will recall that our organization served on the working group, co-led by the Controller’s Office, to assess refuse reform efforts.

Moving forward, the question will be whether the City goes even further and attempts to end their contract with Recology and initiate a competitive bidding process.

A related measure, Prop E, passed by the nearly identical margin of 69%-31%, to prohibit officials from accepting “behested payments” made by parties with business before the city. The measure was inspired by several examples, including some involving Recology, of improper behested payments. Questions about $25,000 in behested payments from Recology led to the April resignation of Debbie Raphael as director of the San Francisco Department of the Environment.

Prop B, which was also put on the ballot

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as a result of corruption involving a city department, passed by a wide margin of 62% -38%. The measure changes the appointment process for the Director of the Department of Building Inspection (DBI). The Building Inspection Commission (BIC) will now submit up to three

38

AUGUST 2022 | SF APARTMENT MAGAZINE

candidates for Director, and the Mayor will make the appointment. Previously, the BIC had the sole authority to appoint and remove DBI’s Director.

Pro B will also change the requirements for BIC nominees. The terms of current members will now end on July 1, 2023.

After that date, new qualifications will apply to anyone nominated by the Mayor or Board President to serve on the BIC. Those qualifications include: Of the Mayor’s nominees: • Two must be either a structural engineer, an architect, or a residential builder; and • Two do not have any required qualifications.

Ways to Connect.

Of the Board President’s nominees: • One must be either a residential tenant or a current or former employee of a

Email SFAA at MemberQuestions@sfaa.org to

nonprofit housing organization; and

have your questions and concerns promptly addressed,

• Two do not have any required qualifications.

or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out

All nominees will be subject to approval by the Board of Supervisors before they are appointed.

The genesis for Prop B was last year’s fed-

the latest in the industry by connecting with SFAA on Facebook. Search “San Francisco Apartment Association” and “Like” it to add it to your news feed.

eral indictment of Rodrigo Santos, a San Francisco-based structural engineer, on

Follow SFAA on Twitter at twitter.com/SFAptAssoc

charges of bank fraud, aggravated identity theft, and obstruction of justice. A former senior inspector for the department is also facing charges of perjury and conflict of interest from the San Francisco District Attorney’s office, and federal fraud and bribery charges.

Prop B now moves the City and County of San Francisco and DBI toward improved

•

New sfaa.org website launched!

•

Email SFAA at MemberQuestions@sfaa.org

•

Connect with SFAA on Facebook

•

Follow SFAA on Twitter at twitter.com/SFAptAssoc

accountability in the department’s outsized role of overseeing the construction, plumbing, electrical and mechanical codes for hundreds of thousands of buildings across San Francisco.

Joe Arellano is the owner and principal of Joe Arellano Communications.

SF APARTMENT MAGAZINE | AUGUST 2022

39

COLUMN

LEGAL Q&A

Untying the Knot

Q. I missed the deadline to re-

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

turn my tenants’ security deposit

When disputing co-tenants argue over within 21 days. Do I still have right to make deductions unit rights, it’s often best to get involved. the for damage? value: the landlord can simply increase Q. A divorcing couple is A. Oh-oh!!! California Civil Code

fighting over their unit in my building. They are both named on the lease. Is there anything I should be aware of before this gets ugly?

A. If a San Francisco rent-controlled

the rent to market rate as to the subse-

§ 1950.5(g) states, “No later than 21 cal-

quent occupant.)

endar days after the tenant has vacated the premises, … by personal delivery or

Assuming both have an equal claim, it

by first-class mail, postage prepaid, a

is certainly their prerogative to decide

copy of an itemized statement indicat-

who lives there (as is the case for any

ing the basis for, and the amount of,

two co-tenants when one wants to

any security received and the disposi-

apartment wasn’t enough to keep these

move on). Your stake in this is a bit

tion of the security, and shall return

kids together, they must be better off

more nuanced. If domestic disputes

any remaining portion of the security

alone. But yes, you’ll want to get out

arise to the level of nuisance, you may

to the tenant.”

ahead of a few things as their relation-

have an obligation to your other ten-

ship concludes.

ants (and potentially to the non-ag-

The law is explicit about the timing of

gressor in this unit) to initiate eviction

returning the security deposit. If you

If it’s “their unit,” it sounds like both are

proceedings. They might collectively

failed to timely comply, then your tenant

tenants on the lease. If that’s not the

ask you to enter a buyout agreement

could file a claim in small claims court

case, this would not be the first Q&A

(which would be the only way to liq-

and request the full refund.

to caution that acceptance of rent by

uidate the value of their rent-control

anyone other than an original occupant

to split it), though you’re under no

A small claims court judge may con-

is a waiver of your vacancy decontrol

obligation to do this, and it would be a

sider the reason that the deposit and/or

(i.e., market rate rent) rights under Costa-

purely financial decision.

itemization of any deductions was not timely returned. Under subsection (l)

Hawkins, and you’re under no obligation to do so (notwithstanding any

While their decisions about use of the

of § 1950.5, an owner could be subject

private agreement between the master

apartment are largely their own, you

to twice amount of the security in ad-

tenant and their subtenant).

may want to participate in the docu-

dition to damages if the owner acted in

mented departure of a single tenant

“bad faith.” Bad faith typically requires

If they’re “fighting over their unit,” this

if the opportunity arises. An original

intentional or malicious actions.

sounds like they’re co-tenants, and the

lessee in continuous occupancy is

unit is significantly below market rate.

protected by rent control. If they take

Factors that a small claims court judge

It is “valuable” to them, but unlike their

up residence elsewhere, they are not.

may consider are:

modernist dining room set, they’ll find

However, the Rent Board sometimes

that their rent-controlled apartment isn’t

permits an original occupant to estab-

an “asset” in the normal sense: it’s just a

lish residency elsewhere, but later re-

personal right, based on price regula-

claim rent control while someone

tions, and conditioned on their continu-

else “holds their place.” By involving

ous residing in the rental unit. They can’t

yourself at least enough to remove the

sell this right to someone else and split

non-resident spouse from the lease,

the proceeds. (Or, if only one is the rent-

you might avoid potential fights over

controlled original occupant, they can’t

rent control in the future.

transfer the lease to the other spouse without eliminating the basis for its

40

AUGUST 2022 | SF APARTMENT MAGAZINE

• Could the repairs be completed by the 21-calendar-day period?

• Did the tenant provide a forwarding address?

• Did the owner miss the deadline by a few days?

Please note that if no forwarding ad-

—Justin A. Goodman

dress is provided, the owner is required

San Francisco's central point of information for small businesses

How to stay productive at home Small Business Assistance

Permit Support

Help with permits for Creative Director & yourCo-Founder small business Learn where you can locate a business and what is required 123 ANYWHERE ST., ANY CITY, ST 12345 to open Help with business Creative Director & registration Founder Business counseling Referrals to specialized advisors

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facebook.com/SFOSB

The Office of Small Business is a division of the San Francisco Office of Economic and Workforce Development.

SF APARTMENT MAGAZINE | AUGUST 2022

41

to return the deposit to the last known

the San Francisco Rent Ordinance has

address (which could be the address to the

numerous requirements that must be satis-

rental unit the tenant just moved out from).

fied in such a notice. Indeed, the notice template used by most practitioners in this

There is no way of knowing how a small

town is about fifteen pages in length, not in-

court judge will decide. If you prefer not

cluding copies of the permits that must be

to take that risk, then it is recommended

attached. As the notice requirements are so

that you return the full amount of the

intricate and complex, anyone contemplat-

deposit. In the alternative, you may want

ing this procedure should definitely consult

to have a discussion with your prior ten-

with a qualified attorney.

ants and reach an agreement as to what amount will be returned and what deduc-

A resident’s refusal to comply with the no-

tions will be made.

tice to temporarily vacate can be met with an eviction (unlawful detainer) action in —Angelica Sandoval

Q.

I need to temporarily relocate my tenants to complete repair work in their unit. What is the proper legal notice I should send? What if they refuse?

A. Both state and local law afford prop-

superior court. There are a multitude of defenses to these proceedings. For example, a court could rule that the scope of work does not require someone to vacate, and/or that the owner is acting in bad faith by trying to drive someone out temporarily with the hope that they do not return.

This is why working toward a mutually acceptable arrangement is far better than

erty owners the right to enter occupied

unilaterally serving a formal demand. In

rental housing to perform necessary or

this author’s experience, most residents

agreed upon repairs. Residents must ac-

are very cooperative and welcome the op-

commodate such requests assuming the

portunity to discuss a temporary reloca-

housing provider is acting in good faith,

tion schedule.

following proper procedures, and not using the entry to harass the resident. Sometimes,

Regarding relocation payments, there are

as this questions highlights, the extent of re-

two rules in place. For relocations less

habilitation will render the housing unsafe

than twenty days, Civil Code § 1947.9 gov-

or uninhabitable during the repair pro-

erns. This state law, written by our own

cesses. Consequently, the owner may have

CAA, permits San Francisco landlords to

to insist upon a temporary relocation.

pay a daily rate per household for each day of displacement. At present, the amount

First and foremost, always try to work

is $402. In lieu of making this payment,

with your tenants to arrive at a mutually

the residents may be given comparable

convenient date and time for the relocation

substitute housing. For stays that exceed

period. Remember, this housing is their

nineteen days, the Rent Ordinance man-

home, and no one ever likes to be displaced

dates relocation payments per person, re-

from home. Sure, there are instances that

gardless of age. Currently, those payments

arise that require immediate rectification,

are as follows: $7,421 per tenant, not to

but most circumstances permit some flex-

exceed $22,262 per household. However,

ibility in scheduling. This point cannot be

an additional amount of $4,948 is due for

stressed enough: Good property manage-

each elderly tenant (defined as 60 years or

ment mandates that you make every effort

older) or disabled tenant or a household

to schedule a temporary move-out with the

with a minor child or children.

tenants before issuing an eviction notice.

—Dave Wasserman Regarding proper legal notices, state law requires a sixty-day written notice for tenancies that have existed for a year or more.

For occupancies under a year, a thirty-day notice period will suffice. Please note that

42

AUGUST 2022 | SF APARTMENT MAGAZINE

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Justin E. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100. Angelica Sandoval is with Fried,

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

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

SFAA established its legal fund in 1998, and when the Board of Supervisors passes ordinances that violate our members’ rights, we have no choice but to file litigation against the city. In recent years, we’ve seen a pattern of laws being passed that don’t consider or address the perspectives of housing providers. We ask that you donate to the SFAA Legal Fund today.

Please write a check to the “SFAA Legal Fund” and mail it to the SFAA office at 265 Ivy Street, San Francisco, CA 94102 to support this effort and to help build the legal fund to function as a deterrent against future harmful proposals.

Check Out What’s New at SFAA!

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

1.

SFAA’s New and Improved Website Is Live!

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

2.

SF Apartment Magazine is Now Available Digitally!

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

Interested in advertising?

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

Contact Vanessa Khaleel at vanessa@sfaa.org or Pam McElroy at pam@sfaa.org to learn more about advertising opportunities and special discounts.

APARTMENT MAGAZINE | AUGUST 2022 San Francisco Apartment Association I 265 Ivy Street I San Francisco, CA SF I 415.255.2288 I www.sfaa.org

43

sf.0219.rentals-in-sf.pdf

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AUGUST 2022 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | AUGUST 2022

45

sfaa 2 2022calendar

sfaa

August

MONDAY, AUGUST 1 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, AUGUST 3 Lunch & Learn ESA vs Pets Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $45 Non Members $65

WEDNESDAY, AUGUST 10 Lunch & Learn Approved Vendors Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $45 Non Members $65

WEDNESDAY, AUGUST 17 Lunch & Learn Resident Requests Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $45 Non Members $65

WEDNESDAY, AUGUST 24 Lunch & Learn Rent Collections & Late Fees Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $45 Non Members $65

WEDNESDAY, AUGUST 31 Lunch & Learn Roommates Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m.

Members $45 Non Members $65

SFAA offices will be closed on September 5th in observance of Labor Day.

WEDNESDAY, AUGUST 17 Virtual Member Meeting SF Housing Authority

SFAA MEMBER MEETINGS ARE HELD VIRTUALLY DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG.

September WEDNESDAY, SEPTEMBER 7 Lunch & Learn Serving Notices Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $65

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

WEDNESDAY, SEPTEMBER 28 Lunch & Learn Dealing with Difficult Tenants Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $65

WEDNESDAY, SEPTEMBER 21 Virtual Member Meeting Mid-term Election Overview

46

AUGUST 2022 | SF APARTMENT MAGAZINE

WEDNESDAY, SEPTEMBER 14 Lunch & Learn Parking & Towing Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $65

WEDNESDAY, SEPTEMBER 21 Lunch & Learn Lease Enforcement Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m.

Members $45 Non Members $65

join online at sfaa.org or call 415.255.2288

2022 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$29.50

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board.

This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999.

ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2021-2022

$29.50

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

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

THROUGH INTELLIRENT STEP 1:

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

STEP 2:

Invite an applicant to apply via an online application customized to SFAA’s criteria.

You can also publish your available rental on Intellirent across mulitple ILSs. RATES

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices.

Renters pay the $40 application fee, which covers your costs.

For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”

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

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

0.8%

.01225

10 YEARS

1.0%

.00876

15 YEARS

1.2%

.00607

20 YEARS

1.4%

.00478

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

INTEREST ON DEPOSITS PERIOD

AMOUNT

03/01/22 - 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%

2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

2015-2016

$18.50

03/01/17 - 02/28/18

0.6%

$18.00

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%

2014-2015 2013-2014

$14.50

2012-2013

$14.50

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

2011-2012

$14.50

2010-2011

$14.50

2009-2010

$14.50

03/01/10 - 02/28/11

0.9%

2008-2009

$14.50

03/01/09 - 02/28/10

3.1%

2007-2008

$13.00

03/01/08 - 02/28/09

5.2%

2006-2007

$11.00

03/01/07 - 02/29/08

5.2%

2005-2006

$10.00

2004-2005

$11.00

2003-2004

$21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

ALLOWABLE RENT INCREASES

2022 – 2023: 2.3%

Effective March 1, 2022, through February 28, 2023, the allowable annual rent increase is 2.3 %.

This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.

ALLOWABLE RENT INCREASES PERIOD

AMOUNT

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

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

& information SF APARTMENT MAGAZINE | AUGUST 2022

47

sfaa sfaa 2022

THE SAN FRANCISCO DEPARTMENT OF DISABILITY AND AGING SERVICES

What You Need to Know

As a rental property owner, you may have seen older tenants struggling and wondered how you can help them get the services they need.

2022 SFAA UPDATES

Some older people who live alone may have mobility issues, making it difficult to shop or perform everyday tasks. Some may qualify for various types of home services and programs designed to help older adults stay involved in their community through activity groups, technology, training workshops, and companion programs.

VIRTUAL MEMBER MEETING WEDNESDAY, AUGUST 17 9:00 A.M.

WEDNESDAY, SEPTEMBER 21 9:00 A.M.

UPCOMING CLASSES During the pandemic, the monthly SFAA member meetings and classes will be held virtually. For member meeting topics and schedules, go to www.sfaa.org. For a list of virtual SFAA classes, turn to the calendar on page 46.

SFAA OFFICE CLOSURE As the SFAA pivots to a hybrid in-office work model, members are welcome to make an appointment. However, please refrain from coming in person if you have tested positive for, were exposed to, or have symptoms of COVID-19. The best way to have your questions answered is through email at MemberQuestions@sfaa.org.

The San Francisco Department of Disability and Aging Services’ Benefits and Resource Hub coordinates services for older adults, veterans, people with disabilities, and their families to maximize their safety, health, and independence.

The DAS Hub is designed as a onestop resource to help San Franciscans access services for food assistance, safety and protection, veterans benefits, health programs, case management, and adult learning. DAS partners with community non-profits throughout the City to deliver a wide range of services.

If you want to learn about or get connected to any of the available services for older people, adults with disabilities, veterans, or caregivers, you can call the DAS Hub. In addition, if you have concerns of abuse, neglect by others, selfneglect, or financial exploitation of older adults and adults with disabilities, please contact the DAS Hub at (415) 355-6700.

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

48

AUGUST 2022 | SF APARTMENT MAGAZINE

The DAS Hub is available Monday through Friday, 8:00 am – 5:00 p.m. via phone or in person at 2 Gough Street.

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

Laura Strazzo

Brian O’Neill

Maddy Zacks

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

Brian O’Neill brings extensive experience in land use and environmental law.

Prior to joining the firm, Brian worked at the California Coastal Commission on permit appeals for a wide range of projects, including subdivisions, commercial and residential development, affordable housing, and infrastructure. He regularly appears before planning commissions, city councils, and other government agencies.

Maddy Zacks’ practice focuses on real estate litigation, specifically landlord/tenant law. Before entering real estate practice, she worked as an extern for Magistrate Judge Jacqueline Scott Corley in the Northern District of California. She also worked at the Federal Public Defender’s office in Little Rock, Arkansas, where she drafted habeas corpus appeals for men on death row.

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Zacks, Freedman & Patterson, PC • 601 Montgomery Street, Suite 400, San Francisco, CA 94111 415.956.8100 • info@zfplaw.com • www.zfplaw.com

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49

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com SEQUENT Eric Scaff (415) 834-1031 sequent-rewm.com escaff@sequent-rewm.com

ACCOUNTANTS

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

ALARM COMPANY

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

ARCHITECTURE

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

415-695-2700

ASSOCIATIONS

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

ATTORNEYS

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com

415-577-4685

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

415-409-7611

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070 KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com FRIED, WILLIAMS & GRICE CONNOR Clifford E. Fried 415-421-0100 www.friedwilliams.com HAAS NAJARIAN LLP Eric Murphy (415) 788-6330 emurphy@hnattorneys.com

50

AUGUST 2022 | SF APARTMENT MAGAZINE

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

415-861-8800

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com LAW OFFICES OF FRANCISCO GUTIERREZ Francisco Gutierrez 415-805-6508 francisco@gtzlegal.com LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com

415-981-5451

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald (415) 956-6488 www.samlaw.net sam@samlaw.net WASSERMAN Dave Wasserman 415-567-9600 Dave@wassermanoffices.com www.davewassermansf.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

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

BEDBUG DETECTION

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.com

COMMERCIAL/RETAIL LEASING SERVICES BLATTEIS REALTY CO. David Blatteis www.sfretail.net

415-981-2844

CONSULTANTS: PERMITS & PLANNING

EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS

DECK & BALCONY INSPECTIONS, INC. Dan Cronk 916-548-6943 dan@deckandbalconyinspections.com

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

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

CREDIT REPORTING INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

DRAIN SERVICES

PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com

ENVIRONMENTAL CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

BAY AREA CHIMNEY & FIRE ESCAPE INSPECTIONS Jerry Charton 415-333-5509 jerrycharton11@gmail.com ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

415-279-6113

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

FIRE PROTECTION CONTRACTORS AEC ALARMS

408-298-8888 Ext: 121 SFfire@aec-alarms.com BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com EMERGENCY SYSTEMS, INC. Eric Hagerman (415) 564-0400 esmfire@earthlink.net MAZZY’S FIRE PROTECTION Scott Mazzarella 415-665-5553 www.mazzysfire.com PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com

GARBAGE COLLECTION SERVICES

RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.com RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com VALET LIVING Briana Sellers 813-613-5073 briana.sellers@valetliving.com www.valetliving.com

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 www.arm-i.com BARBARY INSURANCE BROKERAGE Gerald Becerra 415-788-4700 www.barbaryinsurance.com

COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com GORDON ASSOCIATES INSURANCE SERVICES Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

INTERNET SERVICES PROVIDERS COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

LENDING / FINANCIAL SERVICES FIRST FOUNDATION BANK Michelle Li www.ff-inc.com

415-794-2176

LENDING / FULL SERVICE BANKS

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

PACKAGE SERVICE

FETCH Dan Beary 978-503-9540 dbeary@fetchpackage.com

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

415-254-7818

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

415-822-2011

PAINTING SUPPLIES

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

PEST CONTROL

LENDING / INSTITUTIONS

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com

CHASE COMMERCIAL TERM LENDING Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

CHASE APARTMENT LENDING Andre C. Ferrigno 415-644-2171

CHASE COMMERCIAL LENDING Ingrid Marlow 650-737-6212

LOCKSMITHS

CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086 WARMAN SECURITY Peter Badertscher www.warmansecurity.com

415-775-8513

MAINTENANCE REPAIR SERVICE

MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com WEST COAST PROPERTY MANAGEMENT Joseph Keng 415-885-6970 ext. 101 www.wcpm.com

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE Scott Goering 415-782-8940 sgoering@sfbar.org

ONLINE PAYMENT SERVICES IMANAGE RENTS Hatef Maoghimi hatef@imanagerent.com wwwimanagerent.com

415-547-0049

THERMAL SOLUTIONS Jeremy Bedford (925) 381-6426 office@thermalsolutionspc.com

PLUMBING & HEATING

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com R & L PLUMBING Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

PROJECT MANAGEMENT CREATIVE WEALTH CAPITAL MichaelGallin mike@creativewealthcapital.com

PROPERTY MANAGEMENT

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

SF APARTMENT MAGAZINE | AUGUST 2022

51

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

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

EQUITY ONE Brenda M. Obra www.equity1sf.com

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

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

GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com

BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com

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

415-221-2032

GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 www.goodwin-realty.com

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

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

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

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com

EMBC Nancy Wong www.ebmc.com nancywong@ebmc.com

415-254-8679

(707) 584-5123

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

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

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

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

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

CECCHINI REALTY CO. Dante Cecchini, CCRM www.cecchinirealty.com

415-550-8855

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

415-221-2032

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

415-648-1516

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

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

AUGUST 2022 | SF APARTMENT MAGAZINE

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com GORDON CLIFFORD PROPERTIES, INC. Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com HOGAN & VEST INC. Simon Wong hoganvest.com

415-421-7116

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 LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

415-648-1516

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com MICSPACES, INC. Naeem Farhokhnia naeem@mlcspaces.com

818-404-8996

MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co

VERTEX PROPERTY GROUP Craig Berendt 415-608-3050 vertexsf.com

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

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

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

WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com VESTA ASSET MANAGEMENT Paul Griffiths 415-360-9292 x 1 paul@vesta-assetmanagement.com

members

52

415-386-3111

415-441-1200

PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584 jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com

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

VERTEX PROPERTIESS Craig Berendt craig.berendt@gmail.com

PROEQUITYAM Frank Bumbalo frank@proequityam.com

415-531-2669

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

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

PROPERTY MANAGEMENT SOFTWARE

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

HEMLANE, INC. Dana Dunford dana@hemlane.com

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

(415) 370-7077

JHG415, INC. Jay Greenberg jay@jayhgreenberg.com

415-378-6755

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com RNB PROPERTY MANAGEMENT GOLDEN GATE Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com SAN FRANCISCO RENTAL CONCIERGE Danielle Mahoney 415-532-0041 danielle@sfrentalconcierge.com www.sfrentalconcierge.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIGNATURE REALTY PROPERTY MANAGEMENT Paul Montalvo 650-364-3167 paul@paulmontalvo.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WOOD PARTNERS Melissa Rankin 628-251-1101 melissa.rankin@woodpartners.com

415-608-3050

APPFOLIO Mindy Sorenson 805-364-6098 mindy.sorenson@appfolio.com 385-355-4361

PROPERTY ATLAS Serina Calhoun 415-922-0200 serina@mypropertyatlas.com YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com

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

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

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

415-717-8709

MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com MORGAN REAL ESTATE ADVISORS, INC. Laurence Morgan 415-300-6503 laurence@morganrealestateadvisor.com www.morganrealestateadvisor.com

BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com

NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com

BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com

415-386-3111

COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE John Kirkpatrick (425) 412-0559 john.kirkpatrick@compass.com www.johnkirkpatrick.com COMPASS COMMERCIAL BROKERAGE Jay Greenberg (415) 378-6755 jay@jayhgreenberg.com

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

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

REAL ESTATE INVESTMENTS COMPASS COMMERCIAL BROKERAGE Trigg Splenda 415-593-8616

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

REFINISHING / RESURFACING SERVICE

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

SF APARTMENT MAGAZINE | AUGUST 2022

53

sfaa sfaa 2022 membership application

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

MEMBERSHIP LEVEL & COST

Units

Base Fee

Units Fee

$425 +

$7 per unit =

23 +

$380 +

$9 per unit =

TOTAL UNIT AMOUNT:

TOTAL AMOUNT:

Base Fee

1-22

$525 +

$4.50 per unit =

$480 +

$6.50 per unit =

CONTACT INFORMATION

Company/Title

Zip

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

Mobile Phone Email Address

Website PAYMENT METHOD MC

949-702-1508

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

Address

Amex

(844) 459-1495

HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

Contact Person

Check

COSTAR Aj Herlitz www.costargroup.com aherlitz@costar.com

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

ASSOCIATE MEMBER DUES: $499

State

RENTAL LISTING SERVICES

RESIDENTIAL LEASING

TOTAL AMOUNT:

City

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

ZUMPER, INC. Connor Hodges connor@zumper.com www.zumper.com

Unit Fee

23 + TOTAL UNIT AMOUNT:

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

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

MANAGEMENT COMPANY DUES Units

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

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

REGULAR MEMBER DUES

1-22

RENT BOARD PETITIONS

Visa

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date HOW DID YOU HEAR ABOUT US?

Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

415-509-3456

KENNEY AND EVEREST REAL ESTATE, INC. Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com LINGSCH REALTY Natalie M. Drees www.lingschrealty.com RELISTO Eric Baird www.relisto.com eric@relisto.com

415-648-1516

415-236-6116, x101

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

415-409-3263

RENTSFNOW Claussen kclaussen@veritasinv.com

415-762-0213

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com VERTEX PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112

54

AUGUST 2022 | SF APARTMENT MAGAZINE

ROOFING

AGUILEAR CONSTRUCTION & ROOFING Javier Aguilera (707) 495-3932 javier@aguileraco.com

SECURITY

ADT SECURITY MULTIFAMILY Jeanette Mendez (817) 776-0301 jjmendez@adt.com TRKA AMERICAS Isabella Restrepo irestrepo@trakausa.com

407-735-1728

SECURITY DEPOSIT ALTERNATIVES THE GUARANTORS Jules Thetford jules@theguarantors.com

214-403-2792

BAI CONSTRUCTION Behnam Afshar 510-595-1994, x101 www.baiconstruction.com W. CHARLES PERRY Charles Perry www.wcharlesperry.com

CONTRACTOR OR VENDOR?

214-403-2792

SEISMIC RETROFIT & STRUCTURAL ENGINEERING THE GUARANTORS Jules Thetford jules@theguarantors.com

ad index NEED A PROFESSIONAL

650-638-9546

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

SUBMETERS

LIVABLE Daniel Sharabi www.livable.com

AEC Alarms

ARCHITECTURE & DESIGN SERVICES

Openscope Studio ATTORNEYS

Dowling & Marquez, LLP Fried, Williams & Grice Conner LLP Kaufman, Dolowich & Voluck Zacks, Freedman & Patterson, PC BANKING AND LENDING SERVICES

Luther Burbank Savings

FIRE ESCAPE CONTRACTORS

Great Escape Fire Escape LAUNDRY SERVICES

WASH 415-937-7283

TENANT PLACEMENT & LISTING CAZERIA, INC Julia D’Antonio julia@cazeira.com

ALARM COMPANIES

415-754-5373

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

WATER CONSERVATION SERVICE

LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Colores Painting Pac West Painting Tara Pro Painting

PETITION SERVICES

Rent Board Passthroughs PROCESS SERVERS / PRIVATE INVESTIGATORS

Rhino Process Serving, LLC

23 37 60 59 38 49 44 64 37 60 62 61 62 64

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Gaetani Real Estate, Inc. Maven Maintenance Real Management Company Rentals in SF Vertex Properties West Coast Property Management

PROPERTY MANAGEMENT SOFTWARE

Yardi Breeze

61

19

REAL ESTATE BROKERS

Amore Real Estate 60 Coldwell Banker Commercial / McGue 13 Colliers / Devincenti 2 Compass / Antonini 67 Compass / Bonn & Webb 17 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass 27 HRH Real Estate 45 Kay Properties 31 Marcus & Millichap 32-33 Maven Multifamily 35 The Jones Team 15 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 60 UTILITIES BILLING SERVICES

Livable 60

68 25 49 44 6 45

59

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

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

WATER DAMAGE SERVICE

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

WATERPROOFING

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

SF APARTMENT MAGAZINE | AUGUST 2022

55

extra extra

READ ALL ABOUT IT

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

Subscriptions must be registered and billed to an SFAA member.

Sign up today!

Online: sfaa.org/membership Phone: 415-255-2288

Speak Up!! about SFAA Tell SFAA what you think of the services that it offers. You’ll be helping SFAA reach new members by telling prospective members about your firsthand experience!

Please take a few moments to answer the questions below (please be as specific as possible): • Would you recommend SFAA services and products?

• What is the biggest benefit that SFAA provides?

• How has SFAA helped you with your rental property?

• What do you like most about SFAA?

Email your answers to Maria Shea at maria@sfaa.org with the subject line, “Speak Up!” Be sure to include your member name and SFAA ID number. Also, let us know if we may use your testimonial in future SFAA marketing materials.

56

AUGUST 2022 | SF APARTMENT MAGAZINE

SFAA’s2022 sfaa’s 2021

TROPHY AWARDS SHOW Joinaus as a Sponsor!

Be Sponsor!

St. Regis Hotel Rooftop Terrace Thursday October 13th, 2022 5 p.m. - 8 p.m.

October 13, 2022 PLATINUM $10,000

Register online at • www.sfaa.org Ten tickets to event, access to private bar

• Full page advertisement in event program

and premium seating • Complimentary cocktails during pre-show • Present one award to a trophy winner • Feature in SF Apartment Magazine • Recognition of sponsorship in SF Apartment Magazine and on the SFAA website • Hyperlink from SFAA homepage for one month to your company website • Mention of your business in event program • Mention of your business in awards presentation

GOLD $5,000 • Half page advertisement in event program • Six tickets to the event and premium seating • Complimentary cocktails during pre-show • Recognition of sponsorship in SF Apartment Magazine and on the SFAA website • Hyperlink from SFAA homepage for one month to your company website • Mention of your business in event program • Mention of your business during awards presentation

SILVER $2,500 • Quarter page advertisement in event program • Four tickets to the event • Hyperlink from SFAA homepage for one month to your company website • Recognition in SF Apartment Magazine and on the SFAA website • Mention of your business in event program • Mention of your business during awards presentation

For more information visit www.sfaa.org or contact Vanessa Khaleel at 415.255.2288 or vanessa@sfaa.org St. Regis Hotel, 125 3rd Street, San Francisco, CA 94103 I Cocktails & Award MAGAZINE Presentation SF APARTMENT | AUGUST

2022

57

COLUMN

MASTERS OF DISASTER

It’s a Process w r i t t e n b y L I N D O N L I L LY

It’s always a good idea for property managers and owners to use a process server.

A

hires a process server, they can continue business as usual without interrupting their daily activities. Most property managers and owners have enough on their plate with maintaining their prop-

s the eviction moratorium

The requirements for proper service of

erty. The process server will provide the

ends, it could be time to

eviction notices are strict. A experienced

property manager or owner with proof

hire a process server, but

process server will serve legal docu-

of service (POS) of notices and eviction

let’s be very clear: an at-

ments in a professional and respectful

documents that have been served.

torney should always be consulted to

manner. Their experience and profes-

determine a tenant’s rights in a specific

sionalism assures that your legal docu-

The POS is signed by the server under

eviction and the best course of action.

ments will be served properly, legally,

penalty of perjury of method of ser-

In California, you may be able to start

and according to standard.

vice. It is completed by the server with

an unlawful detainer (eviction) by

their registration number included.

a tenant. In this type of case, tenants are

Process servers create a comfortable and safe barrier between the property manager or owner and the tenant.

usually being removed from a property

Hiring a process server creates space

for cause (e.g., not paying rent, engaging

between the property manager or

Eviction Cases Expected to Surge

in criminal behavior, endangering the

owner and the tenant, helping both

Across the nation and California, CO-

safety of other tenants, or other behav-

parties avoid an awkward situation. Be-

VID-19 eviction moratoriums have ex-

ior that violates their lease). To defend

cause the process server is a third party,

pired or are nearing expiration, creating

these tenants, the opposite of what is

most people understand that while

an environment ripe for evictions. Emer-

alleged must be proven. Nonpayment of

serving, process servers are just doing

gency acts put in place at both national

rent is hard to dispute. Loud noise com-

their job and are therefore neutral,

and state levels due to COVID-19 pre-

plaints, receiving threats from a neigh-

which can help the tenant not take the

vented landlords from evicting tenants

bor, and improperly subletting a unit are

process personal.

for nonpayment of rent as the country

giving notice.

An unlawful detainer is a lawsuit to evict

all complex legal issues that may need to

Rhino Investigation and Process Serving also offers a time stamp picture of service with GPS coordinates embedded in the picture.

grappled with unforeseen economic

Serving documents on a tenant probably

Process servers ensure eviction case documents are served on time.

isn’t your cup of tea. It can be awkward

When serving a legal eviction notice

imposed by the Centers for Disease

at best, confrontational at worst. Emo-

to a tenant, timeliness is of utmost im-

Control and Prevention (CDC) on Sep-

tions can run high, leaving an opportu-

portance. Imagine going several days

tember 4, 2020. After several extensions

nity for an unscrupulous tenant to make

into the process, or even weeks, before

of the nationwide eviction moratorium

allegations that can postpone or prevent

realizing the tenant was not properly

by Congress, the last of which ended on

their eviction.

served the documents. Knowing every

July 31, 2021, the CDC stepped in again

step of the way and every detail therein

to extend the moratorium once more,

allows the process server to serve docu-

this time to October 3, 2021. However,

ments on time.

on August 26, 2021, the Supreme Court

be investigated.

Avoid Myriad Potential Mishaps with a Process Server Process servers are professional and have experience serving legal documents by the book.

58

mind during a legal eviction.

When a property manager or owner

AUGUST 2022 | SF APARTMENT MAGAZINE

and public health challenges.

The first nationwide moratorium was

ruled against it. In the states where ten-

Process servers give property managers or owners peace of

ant protections have expired, landlords who had been waiting months to evict

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Go to: www.livable.com/SFAA to Learn More!

SF APARTMENT MAGAZINE | AUGUST 2022

59

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AUGUST 2022 | SF APARTMENT MAGAZINE

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61

CALIFORNIA MORTGAGE RELIEF The California Mortgage Relief Program was put in place to help owners who have fallen behind on their mortgage payments due to the pandemic. Eligible Californians are encouraged to apply.

APPLICANTS MUST MEET THE BELOW CRITERIA:

can significantly impact the civil process service industry as the backlog of eviction cases makes its way through the courts.

In Conclusion Tenants have rights, and so do property managers and owners. Process servers are an integral part of the first line of defense for property managers and owners to protect their rights and property and ensure their tenants adhere to the laws of the land.

• Household income at or below 100% of their county’s area median income

It should be noted that the information in

• Missed a minimum of two mortgage payments before December 27, 2021

tor in the state of California. This article

• Owe $80,000 or less to the mortgage servicer upon submitting the application

mine a tenant’s rights in a specific eviction

• Own a single-family home, condo, or permanently affixed manufactured home • Suffered a pandemic-related financial hardship after January 21, 2020.

• To learn more about eligibility requirements, visit camortgagerelief.org/who-is-eligible.

• The application process is now open. To apply for financial assistance or to learn more, visit camortgagerelief.org.

past-due tenants are now able to begin the eviction process.

Tenants living in the state of California unable to pay their rent since April 2022 could face eviction when the state moratorium expires on June 30, 2022. Coincidentally, California helped tenants unable to pay their rent due to COVID-19 before the federal government imposed the nationwide moratorium on September 4, 2020. There are many details regarding the nationwide and state moratoriums not covered in this article, but for the sake of time, this is the gist of the nationwide and state COVID-19 eviction moratoriums.

62

Going forward, the expiring moratoria

AUGUST 2022 | SF APARTMENT MAGAZINE

this article is provided by a registered process server and licensed private investigashould not be considered as legal advice.

An attorney should be consulted to deterand to determine the best course of action.

Lindon Lilly is the owner of Rhino Investigation and Process Serving. He can be reached at 831-711-3400 and info@lllegalassistance.com.

Established in 1990, Rhino Process Serving LLC offers attorney support services, including process serving, skip tracing, e-Filing, and court filing. For more information, visit the website, www.lllegalassistance.com.

Legal Questions

?

Confused about local and statewide rental housing laws? Take advantage of SFAA’s legal information network.

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

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sfaa’s Lunch & Learn

Resident Requests Your tenant makes a request...What do you do? What is your responsibility as the landlord? Come and learn on your lunch the process of how to deal with requests from your tenant.

The instructor is Michelle Horneff-Cohen of Property Management Systems.

DATE & TIME:

REGISTRATION:

Wednesday August 17, 2022 12:00 pm - 1:00 pm

Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org

COST

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

Members: $45 Nonmembers: $65

sfaa’s Lunch & Learn

Roommates Confused about the differences between, master tenants, subtenants, and roommates during a tenancy?

This class will cover:

• Understanding the difference between master tenants and subtenants • Learning how to prevent a subtenant from becoming a master tenant • Subleasing • Possible tenant remedies against landlords who elevate subtenants to master tenants The instructor is Michelle Horneff-Cohen of Property Management Systems.

DATE & TIME:

Wednesday August 31, 2022 12:00 pm - 1:00 pm COST

Members: $45 Nonmembers: $65

REGISTRATION:

Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org Once you complete registration you will be sent a separate link to register for the Zoom system.

SF APARTMENT MAGAZINE | AUGUST 2022

63

Out of Use… continued from page 26

Stanley echoes what was said at the hearing

by MOHCD’s Maria Benjamin, who also brought up the five-year review process at the hearing. Benjamin stated that any changes to the program made as a result of the review must also be greenlighted by the Planning Commission. At the hearing’s end, Safai proposed that his office work more closely with MOHCD in general, but especially during the review process.

We suggest that if you do have input, now is the time to make your voice heard.

Finally, MOHCD also stated at the hearing that they were at work improving their Salesforce portal for communications with developers.

“I don’t know if everything will be solved with the streamlining process, or if the problem will correct as the market stabilizes, but what I do want to communicate is that this is one of the top priorities for the Supervisor and he will continue to work on this for as long as it takes,” Jones says.

Supervisor Safai states: “Property owners build Below Market Rate units to ensure adequate housing supply for families of all incomes. However, the current system isn’t meeting the moment and needs drastic reform. The Budget and Legislative Analyst’s work is a first step in identifying the problem. Now, I look forward to working with stakeholders to make the system fairer, faster, and more effective to meet the needs of our residents.”

Nora Boxer is a freelance writer and former editor of SF Apartment Magazine.

Be On Your A Game.

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

64

AUGUST 2022 | SF APARTMENT MAGAZINE

sfaa 2022 officer & director nomination Request for Consideration

Please tear out and complete this page. Then fax it to the SFAA office (by Friday, October 14, 2022) at 415-255-1112, or mail it to Chair, Nominating Committee, SFAA at 265 Ivy Street, San Francisco, CA 94102. Thank You! Please feel free to attach a resume to your application.

CONTACT INFORMATION Name: Member #: Member since: Address: City:

State:

Business phone:

Home phone:

Email address:

Website:

Zip:

Units owned or managed: Local apartment association activities (if any):

State apartment association activities (if any):

Community interests:

Current or previous board experience:

Reference 1:

Reference 2:

Phone:

Phone:

Relationship:

Relationship:

Reference 3: Phone:

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

SF APARTMENT MAGAZINE | AUGUST 2022

65

2022 Summer CCRM Webinar Night Series Schedule & Registration Course Course Name #

Date

PRICE

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

7/12/2022

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

7/19/2022

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

7/26/2022

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

8/2/2022

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

8/9/2022

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

8/16/2022

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

8/23/2022

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

8/30/2022

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

9/6/2022

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

9/13/2022

6PM-9PM

FREE

See schedule below

Class Location Zoom Webinar System Upon registration the Zoom link will be emailed to the student Class is every Tuesday Instructor: Ryan Patrick, Wiegel Law Group

FREE

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x110 Email: maria@sfaa.org

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

Attendee Information: o Member

Attendee Name:

Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

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

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

66

caanet.org events@caanet.org

AUGUST 2022 |• SF APARTMENT MAGAZINE 800.967.4222 980 Ninth Street, Suite 1430 • Sacramento, CA 95814

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

SF APARTMENT MAGAZINE | AUGUST 2022

67

TO MOST PEOPLE, THIS BUILDING’S KEY FEATURE IS ITS IMPRESSIVE FACADE

*

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

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