SF Apartment Magazine August 2024

3 Building Trophy Portfolio

Portfolio Summary

Own a legacy of luxury in San Francisco. This exclusive portfolio presents three trophy apartment buildings - 1000 Green St, Crest Royal (1310 Jones St), and 1330 Jones St - perched atop prestigious Russian and Nob Hill. Envision grand residences, 820 to 2840 sq ft masterpieces boasting breathtaking Bay Area vistas and meticulously preserved mid-century details. Discerning residents will indulge in 24/7 valet service, on-site maintenance, and electric vehicle charging. With substantial upside potential through renovations, this is your chance to shape the future of San Francisco’s most coveted neighborhoods. Don’t just invest, acquire a timeless piece of the city’s architectural heritage.

This portfolio caters to a diverse range of residents. 1000 Green St boasts the most units (62 units), offering expansive living (up to 2,840 sq ft) alongside more modest options (820 sq ft). Both Crest Royal (56 units) and 1330 Jones St (36 units) provide a mix of one, two, and three-bedroom layouts, ranging from 550 sq ft to a luxurious 2,000 sq ft.

[ For more information on our properties, please visit www.thedlteam.com ]

APARTMENT SF

magazine

SF APARTMENT

VOLUME XXXV, NUMBER 8 AUGUST 2024

San Francisco Apartment Association Office

265 Ivy Street

San Francisco, CA 94102

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

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

SFAA Staff

Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers

President J.J. Panzer

Vice President Robert Link

Treasurer Chris Bricker

SFAA Directors

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

Published by

San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Stephanie Alonzo

Tel 415-255-2288

Web www.sfaa.org

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

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

Security Squeeze

What new state security deposit regulations mean for rental property owners.

New Limits on Security Deposits

Effective July 1, 2024, Assembly Bill 12 (AB 12) restricts landlords from charging more than one month’s rent as a security deposit for both furnished and unfurnished rentals. The previous allowance permitted up to two months’ rent for unfurnished properties and three months’ rent for furnished properties. The primary objective of AB 12 is to alleviate the financial burden on renters by capping security deposits.

Small landlord exception: Landlords with small rental portfolios, defined as owning no more than two residential rental properties comprising a total of up to four dwelling units, may continue to charge security deposits up to two months’ rent. Eligibility criteria include ownership by natural persons, all-natural person LLC members, or a family trust.

The bill was written by Assemblymember Matt Haney (D-San Francisco) and signed into law by Governor Newsom in October 2023.

SFPD and Safety Tech Update

On July 10, Mayor Breed and Police Chief Bill Scott announced progress in implementing Prop E, a voter-approved public safety initiative. Mayor Breed placed Prop E on the March ballot to remove obstacles that prevent the San Francisco Police Department (SFPD) officers from being able to more effectively and efficiently do their jobs to deter and respond to crime.

Since the voters approved Prop E in March, the Mayor’s Office and the SFPD have been working to implement these changes by drafting new directives and including new funding in the Mayor’s new budget.

The two key elements for implementing Prop E are moving forward at the Police Commission and Board of Supervisors.

Implement the new policies approved in Prop E: To get more officers on the streets and help officers apprehend those who break the law,

SFPD has introduced new Department General Orders (DGOs) for approval by the Police Commission. While the voters approved these policies, the Police Commission still must approve the DGOs within the scope of what the voters approved.

The DGOs will put in place policies to achieve the main goals set forth in Prop E to:

• Allow officers to actively pursue suspects of felonies and violent misdemeanors, including retail theft, vehicle theft, and auto burglaries, as long as the pursuit can be done safely.

• Eliminate duplicative and excessive reporting requirements to help free up officers to get them back on the street.

• Clarify that officers can use technological solutions like body-worn cameras to record incident information, instead of having to go back to the district station to fill out paperwork.

• Fund new technologies approved in Prop E: Mayor Breed included $3.7 million in her proposed budget for public safety cameras and drone technology. This funding was secured in the budget agreement made with the Board of Supervisors Budget and Appropriations Committee.

The Prop E implementation dollars will go towards one-time equipment purchase funding, including expanding the public safety camera network and the acquisition of drones to assist with investigations or as a first response in emergencies. It will also fund ongoing technology operations, which may include digital evidence

Multi-Unit Property?

SFAA TROPHY AWARDS—SAVE THE DATE!

Mark October 24, 2024, on your calendar for this year’s big event. The awards show will take place at the St. Regis Hotel in San Francisco.

The Trophy Awards honors the firms, employees, and properties leading San Francisco’s Rental Housing Community. Purchase tickets at sfaa.org/events. See pages 55 and 59 for more information, including sponsorship details. You can also email Vanessa Khaleel at vanessa@sfaa.org.

And remember: It’s crucial to keep an eye on your superstar employees, recognizing their hard work and dedication. These outstanding individuals are the backbone of your success, driving innovation, productivity, and morale within your team. Don’t let their exceptional contributions go unnoticed—take the time to nominate them for a Trophy Award.

You can also nominate yourself— no need to be modest! Send nominations to Stephanie Alonzo at stephanie@sfaa.org.

For more information, turn to pages 55 and 59.

management, video management, data analytics software, or maintenance of existing camera networks.

These expansions of new public safety strategies will help San Francisco continue to prioritize and build on public safety progress. In the first six months of 2024, San Francisco has seen its lowest crime rate in ten years. Compared to the same six-month period in 2018 before Mayor Breed took office, violent crime is down 26% and property crime is down 40%.

After this initial introduction, these policies are subject to “meet and confer,” which can take additional meetings. Once these DGOs are finalized, then SFPD officers can adopt the approved policies as part of their work.

San Francisco has already seen improvements on public safety with other technologies being put in place. This includes the City’s Automated License Plate Readers. While separate from Prop E, these ALPRs have led to significant number of arrests and are representative of the Mayor’s approach to using technology to deter crime and support officers in making arrests.

For a detailed update on what the City, along with District Attorney Jenkins, is doing to combat crime and improve public safety, turn to “Crime Control” on page 20.

Update: The Empty Homes Tax

San Francisco voters approved the Empty Homes Tax on November 8, 2022, and it became effective on January 1, 2024. Generally, it imposes a tax on keeping certain residential units vacant for more than 182 days in a calendar year. The first tax deadline for most owners is April 30, 2025.

If you own a single-family home or a duplex, you are exempt from the tax for those properties.

For details and a full guide on how San Francisco’s new Empty Homes Tax impacts you, turn to “Unit Audit” on page 28.

The San Francisco Office of the Treasurer & Tax Collector will be hosting a webinar specifically for Residential Unit owners on September 18, 2024, at 3:00 p.m. This is a great opportunity to learn more about the Empty Homes Tax, including exemptions and filing requirements. Do not miss this opportunity and register now at sftreasurer.org/EmptyHomes.

SFAA’s lawsuit challenging the EHT is still pending. Please look for updates in the next publication of this magazine or at sfaa.org.

Proposal to Cut Transfer Taxes

Looking to kick-start housing production in San Francisco, Supervisor Ahsha

Safaí recently introduced legislation that would significantly reduce the City’s transfer tax rate—a fee imposed by the City on real estate transactions—for certain residential projects that satisfy a detailed set of preconditions.

Specifically, the proposed tax cuts would apply to rental residential projects (including those subject to a recorded condominium map) that meet the following criteria:

• Include no less than 12% affordable on-site units, calculated by excluding any permitted density bonus units.

• Receive a Certificate of Final Completion and Occupancy (CFCO) on or after June 3, 2014.

• Used/Use 100% union labor.

• At least one year before and through the date of the transfer, collectively have a minimum of $25 million in investment from union pension fund(s).

If passed, the legislation would lower transfer taxes from 5.5% to 3% for qualifying properties valued between $10 million and $25 million, and from 6% to 3% for properties worth more than $25 million. For qualifying properties that received a CFCO prior to the ordinance’s passage, the reduced transfer tax rate would expire on June 30, 2029. Applicable projects that are issued a CFCO after the passage of the ordinance would be able to capitalize on the reduced rate through December 31, 2033.

The value brackets that the ordinance targets likely mean the tax cuts will primarily apply to mid- to large-scale residential projects. Projects such as 100 Van Ness Avenue, 99 Ocean Avenue and 101 Polk Street would appear to be within the qualifying group of projects that could avail themselves of the tax benefit if the ordinance were to pass and those properties brought to market.

Rent Ruckus

written by DEBRA CARLTON & MIKE NEMETH

CAA needs your help to

keep

rental housing regulations reasonable.

Vote NO on Proposition 33: Justice for Renters Act

The November 5, 2024 statewide ballot now officially includes anti-housing activist Michael Weinstein’s latest attempt to bring extreme forms of rent control back to California.

In early July, the Secretary of State’s Office announced that the so-called “Justice for Renters Act” will go before voters as Proposition 33.

Proposition 33 aims to repeal 1995’s Costa-Hawkins Rental Housing Act, the state’s most important rental housing protection law. Costa-Hawkins exempts specific properties, such as single-family homes and new construction, from local rent control and safeguards vacancy decontrol, allowing landlords to adjust rents to market rates after a tenant moves out and a new renter moves in.

Funded by Weinstein, president of the AIDS Healthcare Foundation (AHF), Proposition 33 is reminiscent of the pharmaceutical magnate’s previous failed attacks on Costa-Hawkins at the ballot box, namely Proposition 10 in 2018 and Proposition 21 in 2020. Both measures were defeated, largely due to efforts by the California Apartment Association. Weinstein has spent upward of $100 million on his previous rent control campaigns and has vowed to continue pushing for statewide rent control until a measure is passed.

Without Costa-Hawkins, cities and counties could implement vacancy

controls, keeping rents below market in perpetuity—a form of extreme rent control seen in cities such as Santa Monica and Berkeley during the 1970s and 1980s. These controls led to a significant reduction in the availability and quality of rental housing and deterred new housing investment.

Economists and housing experts from Stanford and UC Berkeley warn that Proposition 33 would worsen California’s housing crisis by hindering new affordable housing construction and overturning state laws mandating more affordable housing. Additionally, Proposition 33 would remove protections for homeowners, allowing regulators to control rental prices for single-family homes and accessory dwelling units.

If passed, Proposition 33 would expand rent control to currently exempt properties, increase pressure to implement rent control in more cities, reintroduce vacancy control, and cause significant market instability. Such changes would decrease property values, deter new housing development, and exacerbate California’s housing crisis by reducing the quality and availability of rental housing.

CAA’s campaign committee opposing Proposition 33, Californians for Responsible Housing, is working to educate voters on the negative consequences of repealing Costa-Hawkins. The campaign stresses that Prop 33 fails to address the root causes of the housing crisis, such as the need for

increased funding for affordable housing and new housing construction.

In summary, here’s what the passage of Proposition 33 would mean for California rental housing providers:

• Repeal of Costa-Hawkins: Proposition 33 would repeal the Costa-Hawkins Rental Housing Act, removing exemptions for single-family homes and new construction from rent control.

• Implementation of Vacancy Controls: Cities and counties could implement vacancy controls, preventing landlords from adjusting rents to market rates after a tenant vacates.

• Expansion of Rent Control: Rent control could be imposed on properties currently exempt, including new homes and singlefamily rentals.

• Discouragement of New Housing Development: The measure would likely discourage investment in new housing projects due to increased regulatory constraints.

• Market Instability: Reintroducing vacancy control and expanding rent control could lead to significant market instability, reducing property values.

• Decreased Quality and Availability: The overall quality and availability of rental housing in California could decline, exacerbating the ongoing housing crisis.

• Increased Pressure for Rent Control: Passage of Proposition 33 would increase pressure on cities and counties to adopt more stringent rent control measures.

For more information on the upcoming election and to contribute to help defeat Prop 33 and save Costa-Hawkins, visit the Californians for Responsible Housing website: californiansforresponsiblehousing.org

To learn more about Costa-Hawkins in general, register for SFAA’s “History of Costa-Hawkins” class. Turn to page 42 for details.

California Legislature Rejects a Host of Landlord-Tenant Bills

As lawmakers begin their summer recess, a host of bills that would have hindered rental housing operations failed to advance. This report summarizes the priority bills the California Apartment Association (CAA) worked to defeat. These proposals, in their initial form, will not move forward this year.

Bills that Failed Passage

State of Emergency: AB 1786

Assemblymember Freddie Rodriguez (D-Pomona)

CAA Position: Oppose

This bill would have added “climate change and climate change exacerbated conditions” to the list of reasons for declaring state or local emergencies. It could have led to long-term emergency proclamations, triggering price controls on housing and other goods. Under current law, emergency declarations activate Penal Code Section 396, which caps prices until the emergency ends. Violating this code is a misdemeanor, punishable by up to one year in jail, a fine of up to $10,000, or both.

Office of Tenants’ Rights: AB 2187

Assemblymember Isaac Bryan (D-Los Angeles)

CAA Position: Oppose

This bill would have established the Office of Tenants’ Rights and Protections.

During a challenging budget year, the proposal would have cost the state millions of dollars.

Unfair Practices: AB 2230

Assemblymember Steve Bennett (DVentura)

CAA Position: Oppose

This bill sought to enact the Residential Housing Unfair Practices Act of 2023, making certain actions in rental housing sales and rentals unlawful. It implied the rental housing industry restricts housing, limits production, and prevents development. The proposal placed the blame on landlords for the lack of hous-ing production. The bill did not receive a hearing.

Telephones at Apartment Swimming Pools: AB 2384

Lori Wilson (D-Fairfield)

CAA Position: Oppose

This bill would have required rental property owners to install telephones at swimming pools for individuals to use in the case of an emergency.

Court Masking of Eviction Records: AB 2304

Alex Lee (D-San Jose)

CAA Position: Oppose

As introduced, this bill would have made court eviction records unavailable for public viewing if the tenant owed $35,000 or more in back rent. Current law only masks eviction records if the tenant owes less than $35,000. The bill has since been amended to remove the reference to these large-scale eviction records.

Interest on Security Deposits and Screening Fee Caps: AB 2785

Lori Wilson (D-Fairfield)

CAA Position: Oppose

This bill would have required landlords to pay interest to tenants on security deposits, accept reusable screening reports, and refund screening fees to rental applicants denied by the owner or the owner’s agent.

Advertising: SB 611

Caroline Menjivar (D- Van Nuys)

CAA Position: Oppose

This bill would have required rental property owners or their agents to include all optional fees, utilities, deposits, and screening fees in advertisements for residential property. These provisions have since been removed from the bill.

Beneficial Owner Filings: SB 1201

María Elena Durazo (D-Los Angeles)

CAA Position: Oppose

This bill would have required limited liability companies and corporations to report names and addresses of beneficial owners to the Secretary of State. A “beneficial owner” was defined as someone owning 25% or more of the company. The bill aimed to facilitate lawsuits against these owners.

The list above includes just a few of the bills that CAA successfully opposed. Several bills remain that CAA continues to work against. Updates will be provided in the coming months. For more information about these and other bills, visit CAA’s website at caanet.org

Debra Carlton is CAA’s Executive Vice President of State Government Affairs & Compliance at the California Apartment Association. Mike Nemeth is CAA’s Director of Communications.

MORE GOOD ONES!

MATTHEW C. SHERIDAN

matt@mavenproperties.com DRE #01390209 | 415.727.1271

MARK FRY

mark@mavenproperties.com DRE #02068463 | 415.404.6959

Access Granted

written by VARIOUS AUTHORS

Best practices for navigating fair housing laws and accommodating disabled tenants with efficiency.

Q. I received an application for a vacant unit. The prospective tenant uses a wheelchair and has requested modifications to the bathroom for accessibility. What are my obligations under fair housing laws?

A. Under federal and state fair housing laws, we can never discriminate when renting to someone based upon disability. This means a decision to decline an applicant shall not stem from an individual’s actual or perceived disability, and, as to disabled prospects, we may not refuse to make a reasonable accommodations in our policies and practices. Examples of reasonable accommodation include permitting an assistive animal to live with the resident in a building with a “no pets” policy, transferring someone with mobility issues to a groundfloor apartment that becomes vacant without increasing the rent, reserving a parking space closer to the building’s entrance for someone who uses a wheelchair, and extending the move-in period for a tenant with physical and/ or mental disabilities.

In addition to making reasonable accommodations, housing providers must also allow reasonable modifications to the physical structure of the building and rental unit. A reasonable modification is defined as a physical alteration of the existing housing that may be necessary to provide someone with a disability an equal opportunity

to enjoy their home. Common examples line up exactly with what is being asked here: widening a doorway to allow wheelchair access, installing ramps, placing grab bars in bathrooms, removing or lowering kitchen/ bathroom cabinets, or utilizing flashing doorbells.

Does this law require you to erect an elevator in a 1914 Edwardian? No. A modification request must be “reasonable,” meaning the modifications do not impose an undue financial burden on you or otherwise require a fundamental alteration in the nature of the housing services offered at the property. In addition, the tenant, in most instances, must pay for the costs of making the modification, including the expense of restoring the property to its original condition once the tenancy terminates. However, when a housing provider receives direct federal funding, such as project-based Section 8, the landlord may be required to cover the costs. Also, all apartment buildings of more than four units built after March of 1991 must meet disability accessibility standards, and buildings that fail to meet these standards must be retrofitted at the owner’s expense.

When a tenant is cost-responsible to make desired modifications, the law places the burden to procure permits and to perform the project in a “workmanlike manner” on the resident. That said, this author strongly advocates that you never allow the tenant

to perform the modification. Instead, always use your vendors and direct the work yourself to completion to ensure that it is done properly. Arguably, if aesthetic considerations inflate the budget, you are responsible for the cost difference. So what! You are better served paying some or even all the modification costs to guarantee that everything is performed correctly and in an aesthetically appealing manner. The last thing you want is unpermitted and shoddy work done on the building that may be structurally damaging or the source of a notion of violation.

Finally, act promptly. Once the request is submitted, time is of the essence since delays may be deemed as discrimination. You may request a verification letter from residents when the need for the modification is not obvious, but the verification letter should only confirm that the applicant has a disability-related need for the modification being sought.

SFAA devotes a substantial amount of member resources to fair housing, so please take advantage of the class offerings (see page 42), legal Q&As, and forms we provide to help housing providers navigate this increasingly important topic.

—Dave Wasserman

Q.Tenants are complaining about noise from nearby construction sites disrupting their peace and quiet. Can habitability concerns extend to external factors like this?

A.All leases and rental agreements in San Francisco include an implied warranty of habitability and a covenant of quiet enjoyment. The former requires landlords to maintain the rental unit in a habitable condition, while the latter ensures tenants can enjoy and occupy their living space without “substantial interference.”

“Habitable” is defined by California Civil Code Section 1941.1, which outlines the minimum requirements for a rental unit to be considered habitable. These standards encompass various aspects of the property’s condition, designed to guarantee the tenant’s well-being and safety. Among the requirements detailed in Section 1941.1 are: (1) waterproofing and weather protection, and unbroken doors and windows; (2) functioning plumbing, electricity, and gas facilities; (3) a reasonable amount of hot and cold running water and a functioning sewage disposal system; (4) adequate and safe heating facilities; (5) electrical lighting, with wiring and electrical equipment conforming to applicable laws at the time of installation and maintained in good working order; (6) floors, stairways, and railings kept in good repair; (7) adequate number of garbage and rubbish containers; (8) buildings and grounds free of rubbish, garbage, rodents, and other pests.

The San Francisco Rent Ordinance requires adherence with Section 1941 and mandates landlords to exercise due diligence in completing repairs and maintenance, and to follow appropriate industry repair, containment, or remediation protocols designed to minimize exposure to noise, dust, lead, paint, mold, asbestos, or other building materials with potentially harmful health impacts.

In addition to the implied warranty of habitability, every lease agreement includes a covenant of quiet enjoyment. Under California Civil Code Section 1927 and the San Francisco Rent Ordinance, there is an implied covenant that a tenant shall have quiet enjoyment and possession of the premises during the term of the lease. This means the landlord guarantees

they will not do anything to disrupt the tenant’s peaceful use of the property, but they are not responsible for disturbances caused by third parties over whom they have no control.

However, the San Francisco Rent Ordinance also prohibits landlords from engaging in “other repeated acts or omissions of such significance as to substantially interfere with or disturb the comfort, repose, peace, or quiet of any person lawfully entitled to occupancy of such dwelling unit.” These acts should not cause, be likely to cause, or be intended to cause the tenant to vacate the dwelling unit or surrender any rights related to their occupancy.

Both the implied warranty of habitability and the covenant of quiet enjoyment require the landlord to take safeguards with respect to what takes place inside the property, but the guarantee of quiet enjoyment requires the landlord to safeguard the tenants from circumstances that may occur outside of the property as well. Construction noise, while not directly listed as a habitability issue, can still impact a tenant’s right to quiet enjoy ment. If the noise is excessive or violates local noise regulations, it can be consid ered a nuisance. In such cases, tenants are more likely to hold landlords responsible for addressing the problem.

Therefore, where a tenant complains that their peace and quiet enjoyment of the premises is substantially disturbed, landlords are expected to take reasonable steps to address the issue. This might in clude communicating with the construc tion company to ensure compliance with San Francisco noise regulations, such as those in the San Francisco Police Code, or installing soundproofing measures.

—Sierra McGinn Smith

The information contained in this article is general in na ture. Consult the advice of an attorney for any specific prob lem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Sierra McGinn Smith is with Zacks & Freedman and can be reached at 415-956-8100.

CRIME CONTROL

Written by BROOK JENKINS 2024

Since taking office in 2022, District Attorney Brooke Jenkins has transformed the San Francisco District Attorney’s Office. She quickly assembled an impressive leadership team, brought back competence to courtrooms, and worked collaboratively with law enforcement agencies to rein in crime that had spiraled out of control under the prior administration.

Supporting her candidacy for a full four-year term as District Attorney was a no-brainer for us.

Under Jenkins’s leadership, the San Francisco District Attorney’s Office has prioritized public safety and tirelessly fought on behalf of victims of crime in and out of the courtroom, while advancing smart criminal justice system reforms that do not compromise public safety.

While there is still more work to do, San Francisco is making progress under her steady leadership. With DA Jenkins, city residents and businesses have an experienced prosecutor at the helm, leading the charge to ensure that justice is delivered and public safety is protected. Public safety challenges that seemed intractable a few years ago are finally being addressed, and resources

Read on to learn how District Attorney Jenkins is curbing crime, transforming San Francisco’s safety, and planning for reelection.

District Attorney Brooke Jenkins

are being brought to bear to ensure we continue to make progress. Although the work to make San Francisco safer never ends, residents can trust that under Jenkins’s leadership, the office is committed to prosecuting crimes—at all levels—and fighting for each of our diverse neighborhoods so that residents, workers, and visitors feel safe.

Crime rates are trending down. Look at the progress from last year, which had the lowest crime rate over the previous ten years—except for 2020, when the pandemic caused a citywide shutdown. Progress against property crime specifically accelerated in the last quarter of 2023, when reported property crimes dropped 34% compared to the same period in 2022, including a 16% decrease in burglaries, a 41% decrease in larceny-theft, and an 11% decline in auto theft. So far this year, crime rates are continuing to drop. In the first quarter of 2024, property crime is down 32% and violent crime is down 14% compared to the first quarter of 2023. Car break-ins are down 51% and burglaries are down 17%.

From day one of her tenure, Jenkins recognized that the District Attorney’s office cannot successfully prosecute crimes unless the office itself is run effectively. That’s why Jenkins has focused on hiring talented prosecutors, boosting office morale, and doing away with the inefficient systems left behind by her predecessor.

To improve how cases were managed, Jenkins created new units to deal with the most complex cases efficiently, ensuring these cases get the time and attention they need to be successfully prosecuted. As a result of these changes, a greater percentage of the attorneys in the office are assigned to handle cases vertically across all prosecution phases, from charging through trial. Having one attorney assigned to complex cases streamlines the litigation process from arraignment through the trial setting.

Jenkins established a new Major Crimes team to focus on the more serious and complex felony crimes, such as select armed robbery and attempted murder cases. She also created the Vulnerable Victims Unit (VVU) to prosecute hate crimes and violence against elders. The VVU is staffed with prosecutors who have experience conducting sensitive prosecutions for vulnerable victims. She also created a new Workers’ Rights Unit to investigate and prosecute violations committed by employers against workers. This innovative unit, one of the first of its kind in the nation, focuses on civil enforcement of workplace law through California’s Unfair Competition Law, as well as crimes such as wage theft and labor trafficking.

Jenkins also established an organized retail theft vertical prosecution unit with a $2 million grant from the state. The grant supports the work of a dedicated attorney and investigator focused on organized retail theft, which has devastated small and large businesses across the city, hurt our neighborhoods, and slowed the pace of San Francisco’s post-COVID economic recovery.

Jenkins has also made combatting open-air drug dealing and closing open-air drug markets a top priority. She created a new Narcotics Prosecution team that is aggressively prosecuting felony narcotics cases to keep repeat drug dealers from being released back onto the streets.

Shortly after taking office, Jenkins revoked over thirty lenient plea offers made by the previous administration that had not been accepted and quickly got to work setting new policies for how her administration would handle narcotics prosecutions.

Critical to Jenkins’s efforts has been her ability to successfully forge partnerships with other law enforcement agencies to ensure all levels of government are aligned and working together to combat the fentanyl epidemic that is responsible for thousands of deaths in our city.

Since July 2022, the District Attorney’s Office has filed over 1,600 felony narcotics cases against drug dealers. Through June 22, 2024, the District Attorney’s Office has filed 387 cases. So far this year, there have been 118 felony narcotics convictions and 73 guilty pleas to another case. Although the vast majority of these convictions are the result of guilty pleas, Jenkins has secured the first jury trial convictions for felony narcotics cases in years.

These changes represent a monumental shift in the DA office’s approach to prosecution, promoting justice, and ensuring the safety and well-being of our community. To strengthen her office’s work, Jenkins has also advanced smart criminal justice reforms that make the system fairer without compromising public safety.

For example, Jenkins maintained the DA office’s position to not seek cash bail. To protect public safety, her office has more assertively sought pre-trial detention for suspected drug dealers in the most egregious cases.

She also launched the Access to Hope Initiative and established the office’s first-ever Youth & Young Adult Services Unit. Access To Hope is a non-prosecutorial prevention and intervention initiative designed to build trust and create hope in individuals and communities most deeply impacted by crime and violence to prevent and deter crime cycles. Access To Hope complements the office’s traditional prosecution efforts and advances public safety by offering new opportunities to directly uplift individuals and communities impacted by crime and violence.

The new Youth and Young Adult Services Unit advances the Access to Hope Initiative and works to connect youth and young adults between the ages of fourteen and twenty-four to opportunities that positively redirect them from future contact with the criminal justice system. The new unit launched two Access to Hope Youth Fellowships designed to give youth and young adults impacted by crime and violence opportunities to

Ways to Connect.

Email SFAA at MemberQuestions@sfaa.org to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA.

• Email SFAA at MemberQuestions@sfaa.org

• Follow SFAA on Twitter at twitter.com/SFAptAssoc

• Follow SFAA on Linkedin

• Follow @SFaptmagazine on Instagram

see beyond their current circumstances through exposure to various career pathways in the District Attorney’s office.

If she is reelected in November, District Attorney Jenkins plans to keep her foot on the gas and build on the foundation she has established in her first two years in office. As the changes she has made to the office’s approach take root, she is excited to see the results and expects even better outcomes moving forward. One specific area she intends to focus on is creating more opportunities for individuals reentering society from incarceration. For Jenkins, creating hope and opportunity for those who have been held accountable is essential to preventing crime and keeping communities safe. Keeping communities safe has been and will continue to be her North Star.

This article was written by Brooke Jenkins 2024. For more information, visit brookejenkinssf.com.

Downtown | $2,800,000

• Attractive Downtown Property

• Over $1,000,000 in Renovations

• 8 Studios and 8 One Bedroom Units

• Parking

In Association with Gino Franco

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

• 36 Units

• 9.5 GRM

• 6.1% Cap Rate

• 100% Occupied

• Many Recent Capital Improvements

A Challenging Environment Has Created Unique Opportunities.

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

UNIT AUDIT

Written by JOSÉ CISNEROS

San Francisco’s Mission District

San Francisco’s empty homes tax: a guide for San Francisco property owners.

As you’ve probably heard, San Francisco voters approved the Empty Homes Tax (EHT) in November 2022. Love the tax or hate it, we want to make it as easy as possible for you to comply.

Quick Overview

The first tax deadline for most owners is April 30, 2025.

If you own a single-family home or a duplex, you are exempt from the tax for those properties.

If you own a condo in a three-plus-unit building, you are generally required to file unless the unit is your principal place of residence and you have a valid Homeowners’ Exemption for the entire tax filing year.

Like your IRS income taxes, many owners must file annually, even if you don’t have any vacancies.

Filing doesn’t mean you owe the tax; it provides the City with information to determine what (if anything!) you owe.

We are learning and using data from several City departments to identify who is required to file and pay the tax. It’s possible we will make a mistake, and if so, we will work with you to fix it! It’s very important to respond to any notice to file from our Office.

Can You Ignore this Tax?

Is your property a single-family home or duplex? You are not subject to the EHT.

Do you own a residential unit in a building with three or more units? Keep reading to find out if you are required to submit an annual tax filing and pay the tax.

Was the unit your principal place of residence and did you have a valid Homeowners’ Exemption for the entire tax year in question? You do not need to submit a tax filing for this unit for the EHT.

If you do not have a valid Homeowners’ Exemption or the unit was not your principal place of residence for the entire year in question, you generally will need to file annually.

If any unit has been vacant for more than 182 days in the calendar year, you may owe the tax.

Remember—this is a new tax, so if you think you are exempt from filing and/or paying the tax, but you receive a notification from our Office, you must respond by letting us know that you are exempt.

What Is Considered a Residential Unit?

A Residential Unit is generally defined in the tax law as a house, apartment, mobile home, group of rooms, or even a single room designed as separate living quarters, subject to certain

exceptions. Units occupied or intended primarily for travelers, vacationers, or other transient occupants are not considered Residential Units for this tax.

Homeowners’ Exemption

If you own and occupy your home as your principal place of residence, you may be eligible for an exemption of up to $7,000 off the property’s assessed value, resulting in a property tax savings of approximately $70 to $80 annually.

If you have a valid Homeowners’ Exemption and the unit is your principal place of residence for the entire year, you are not required to file the EHT.

To Apply: Visit sfassessor.org

• Click on the “Tax Savings” drop-down menu

• Click on “Homeowners’ Exemption”

• Click on “Forms/Attachments” and scroll down the page to find the Homeowners’ Exemption Claim Form

• Complete the form and return it to the Office of the Assessor-Recorder by email, regular mail, or in person.

• Email: asrexemptionunit@sfgov.org

• Mail: City Hall, 1 Dr. Carlton B. Goodlett Place, Room #190, San Francisco, CA 94102-4698

• In Person: San Francisco City Hall, Room #190

If you apply for a Homeowners’ Exemption by February 15, 2025, you can receive the full property tax exemption for the fiscal year commencing July 1, 2025. You cannot apply for prior years.

Filing and Paying the Tax

If you are required to file for EHT, we will do our best to remind you in several ways. You should see a notification on your property tax bill and when you pay your property taxes, and you should receive a notice from our Office in March when the online form is available for filing. However, you are required to file even if you don’t receive notice and may be subject to penalties if you don’t do so. Please take a moment to mark the deadline, April 30, 2025, on your calendar.

The online filing will require you to share your Business Account Number (see the sidebar on page 56) and specific information about the status of the unit(s) you owned during the 2024 calendar year so that we can calculate if you owe any taxes. This will include information such as:

Resource Roundup

written by VARIOUS AUTHORS

Need assistance? Here’s an SFAA reminder about the people available to help with your business.

Older People and Adults with Disabilities

San Francisco offers multiple resources for older people and adults with disabilities. For example, consider Maria, an older adult with mobility issues who needs extra help with everyday tasks such as grocery shopping and housekeeping.

If this sounds like a tenant in your building, you can help by directing them to the San Francisco Department of Disability and Aging Services’ Benefits and Resources Hub (DAS Hub).

DAS 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 nonprofits throughout the City to deliver a wide range of services.

In the case of our above example, Maria called and found helpful staff who walked her through options for assistance. She learned she was eligible for home-delivered meals and home care services to help with daily activities such as bathing, dressing, laundry, shopping, and cooking. Today, with the help of these supportive

services, she is grateful to be able to stay in her home and thrive in her community.

Many people do not realize there is a full-service hub for older people, veterans, and adults with disabilities to get connected to a wide range of supportive services available through DAS. The agency funds numerous programs to help San Franciscans age and thrive in their homes and communities.

Landlords may see older tenants struggling and wonder how they can help them get the services they need. Some older people who live alone may have mobility issues and have difficulty shopping or doing everyday tasks. Some may qualify for various types of home services, home-delivered meals, or a number of programs designed to help them stay involved with their community through activity groups, technology, training workshops, and companion programs.

In addition to connecting with services, if there are any concerns of abuse, neglect by others, self-neglect, or financial exploitation of older people and adults with disabilities, please contact the DAS Hub.

To learn about or get connected to any of the available services for older people, adults with disabilities, veterans, or caregivers, please call the DAS Hub.

The Hub is available to assist callers Monday through Friday, 8:00 a.m. – 5:00 p.m. via phone, email, or by walking into the office. Translation services are available upon request.

DAS HUB

Phone: 415-355-6700

Email: das@sfgov.org

Website: sfhsa.org

Office: 2 Gough Street, San Francisco

Navigating SB 267 with Intellirent

Senate Bill 267 (SB 267), authored by Senator Susan Eggman, was approved in October 2023. Under SB 267, landlords are restricted from solely using credit reports to determine the eligibility of Section 8 tenants. The bill is intended to reduce barriers for people with rental subsidies, making it easier for them to secure housing.

Intellirent can help California landlords adapt to the new regulations introduced by SB 267 by enhancing rental screening for compliance and ease. To facilitate this transition, Intellirent has proactively upleveled its screening process to align with the new requirements, ensuring landlords can continue to effectively and legally screen potential tenants.

Understanding SB-267

SB 267, an extension of the California Fair Employment and Housing Act (FEHA), imposes new guidelines on how landlords can screen applicants who receive government rent subsidies.

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

• Multi-family

•

•

•

• Pre-purchase consultations

• Feasibility and capacity studies

• Interior / Exterior renovations

• Urban infill

• Mixed-use

• Review Services

• Income Standards: Landlords cannot use a financial or income standard that doesn’t consider the portion of the rent to be paid by the tenant when a government rent subsidy is involved.

• Alternative Evidence: Landlords must allow applicants to provide alternative evidence of their ability to pay rent, such as government benefit payments, pay records, and bank statements if they opt to exclude their credit history from the screening process.

• Consideration of Evidence: If an applicant wants to submit alternative evidence, landlords are required to give them time to provide this information, and they must consider it in lieu of credit history when making rental decisions.

Intellirent’s Enhanced Screening Process

In response to SB 267, Intellirent has introduced new features designed to help landlords comply with the law while maintaining a thorough screening process.

Here’s how Intellirent has updated its application process:

• Disclosure of Government Rent Subsidy: Applicants can now disclose if they receive a government rent subsidy directly on the application form.

• Opting Out of Credit History: Applicants have the option to exclude their credit history from the screening process. In such cases, a “Report Off” icon will indicate the absence of a credit score.

• Alternative Evidence Submission: Instead of a credit report, landlords will receive housing court records (eviction records) and criminal records, if applicable. Applicants can also submit lawful, verifiable

Understanding Costa-Hawkins, Replacement Roommates, New Occupants and How to Assert Your Rights When Non-Leaseholders Occupy Your Unit. This subtenant, roommate and additional occupancy course addresses:

• Commonplace situations when the persons you originally leased to bring in new roommates.

• Original tenants vacate the unit yet leave people behind.

• Rent payments submitted from unknown persons.

• Tenant gets married/has children while living in the unit.

• Tenants decide to change the make-up of who is living in unit with or without your knowledge or consent.

INSTRUCTORS:

SFAA Board Members Dave Wasserman and Eric Andresen, and Curtis Dowling, Dowling & Marquez, LLP

DATE & TIME: Friday September 13, 2024

10:00 a.m. – 11:00 a.m.

COSTS:

Members: $45

Nonmembers: $65

WEBINAR:

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

For more information, contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org.

Roommates & Revolving Doors

sfaa’s

Marijuana 101

San Francisco has long led the way in adopting strong smoke free laws and in legalizing recreational and medicinal marijuana. This class will cover:

Federal, State and Local Law Landlord Concerns Grounds for Eviction Legality of Marijuana—Solutions Recovering Possession

• Current smoking laws in California

• Recreational marijuana use

• Fair Housing considerations using medicinal marijuana

Instructor: Steven Williams of Fried, Williams & Grice Conner, LLP

DATE & TIME: Friday September 6, 2024

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

COSTS:

Members: $45

Nonmembers: $65

REGISTRATION:

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

For more information, contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org.

alternative evidence of their ability to pay rent.

Contact Intellirent

Intellirent is ready to answer your questions and provide the support you need for your available or soonto-be-available vacancies as you begin marketing your property and screening applicants.

For questions related to onboarding, product features, or training, contact Kara Hohne at myintellirent.com/sfaa

For technical issues, contact Intellirent’s support team, which is available 24/7 to both landlords and applicants. You can reach the support team at support@ myintellirent.com or 844-755-4059.

Using Intellirent

Whether you’re accessing your Intellirent account for the first time or simply logging in to your existing account, begin by going to SFAA.org > Resources > Tenant Screening

To send an application, go to the “My Applications” section of your Intellirent account. Click “Request Application,” then enter the applicant’s first name, last name, and email address or phone number, followed by “Send Invitation.”

The applicant is then in control of the process and will begin the SFAA application to rent and undergo an identity verification (this includes co-tenants). Intellirent will automatically conduct employment and tenancy verifications before returning you the completed application and full credit and background reports (as available by law).

To create a listing, go to the “My Listings” section of your Intellirent account. Click “Add a New Listing” and follow the prompts to complete your listing. You can send an invite to apply from your published listing or activate Intellirent’s rental marketing feature to publish your listing on over seventy Internet Listing Services (ILS) for free.

The Benefits of Using

Intellirent By leveraging the above features, you can ensure compliance with SB 267 while efficiently managing your rental applications.

Intellirent offers a suite of tools designed to streamline the rental application process, including:

• Rental Marketing: Quickly find more renters by publishing your listing on over seventy ILS platforms.

• Secure Online Applications: Reach potential renters anytime, anywhere.

• Instant Credit Reports and Background Checks: Instant access to comprehensive credit reports and background checks are provided directly from trusted credit bureaus.

• Automated Verification Process: Save time with an automated system that handles identity and document verification.

Navigating the new requirements of SB 267 doesn’t have to be daunting. With Intellirent’s updated features and support, you can ensure compliance while maintaining a thorough and effective screening process. If you haven’t already, take a moment to explore the new features in your Intellirent account today and see how they can enhance your rental application process.

Stay compliant and streamline your rental process with Intellirent today!

Intellirent

Website: myintellirent.com/sfaa

SFAA

Phone: 415-255-2288

Email: sfaa.org

Website: MemberQuestions@sfaa.org

Address: 265 Ivy Street, San Francisco

SFAA’s office is open Monday through Friday. Members are welcome to come into the office to pick up rental forms or

for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Please call the SFAA office to confirm your lease order and make an appointment for counseling whenever possible.

For a full list of SFAA vendors, turn to the member directory on page 44.

SFAA

or by

MEET

Andrew Grindstaff Attorney at Law

Andrew Grindstaff focuses his practice on commercial and residential real estate transaction, land use, and real estate business matters. His representative experience spans across property acquisitions and dispositions, state and local permit advocacy, leasing, and condominium law.

OUR NEWEST ATTORNEYS

Sierra McGinn Smith Attorney at Law

Sierra McGinn Smith is a fervent advocate for property owners in San Francisco. She is adept at navigating landlord-tenant disputes, addressing construction defect issues, and unraveling the intricacies of San Francisco property law. She provides comprehensive guidance to property owners facing the many challenges that arise.

180 Montgomery Street • Suite 1950

San Francisco, CA • 94104

info@zfplaw.com • zfplaw.com 415.956.8100

sf.0219.rentals-in-sf.pdf 1 2/6/19 7:16 AM

Thomas J. O'Brien Attorney at Law

Thomas O'Brien has spent much of his career representing landlords in wrongful eviction and habitability lawsuits brought by tenants. In 2023 he helped obtain a complete jury verdict in favor of a San Francisco landlord accused by a former tenant of renting an illegal unit. The plaintiff was seeking over $1 million dollars.

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

Landlord & Leasing Agent, A Winning Combo.

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

Every day, our team endeavors to nd quali ed tenants for our clients. With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to ll your vacant unit quickly, e ortlessly, at market rent and with your ideal tenant!

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

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

Former SFAA winner

* Leasing Agent of the Year

* Landlord of the Year

sfaa2024calendar

sfaa 2024

MONDAY, AUGUST 5

Board of Directors Meeting 11:30 a.m.

TUESDAY, AUGUST 20

SFAA DocuSign Lease Demonstration Zoom

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

August

THURSDAY, AUGUST 8

You’re Going to Have to Serve Somebody Zoom

2:00 p.m. to 3:00 p.m. Members $45 Non-Members $65

WEDNESDAY, AUGUST 21

Virtual Member Meeting 5:00 p.m. to 7:00 p.m.

FRIDAY, SEPTEMBER 6

Marijuana 101 Zoom

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

Members $45 Non-Members $65

TUESDAY, SEPTEMBER 17

Tenant Liability & How to Protect Your Assets

Zoom

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

Members $45 Non-Members $65

THURSDAY, SEPTEMBER 26

Best Practices for Handling Nuisance Issues

Zoom

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

Members $45 Non-Members $65

WEDNESDAY, AUGUST 14

P’s & Q’s: Landlord Etiquette Zoom

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

WEDNESDAY, AUGUST 28

Asset Protection Open Forum Zoom

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

September

TUESDAY, SEPTEMBER 10

In-person Fair HousingClass

1:00 p.m. to 3:00 p.m.

Jewish Community Center 3200 California Street, Kanbar Hall

Members $125 Non-Members $175

TUESDAY, SEPTEMBER 17

In Person Member Meeting

Jewish Community Center 3200 California Street, Kanbar Hall 5:00 p.m. to 7:00 p.m.

MONDAY, SEPTMEBER 9

Board of Directors Meeting 11:30 a.m.

FRIDAY, AUGUST 16

Intellirent: How to Compare Data and Use Reports Zoom

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

FRIDAY, AUGUST 30 History of Costa Hawkins Zoom

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

FRIDAY, SEPTEMBER 20

Intellirent: Resident Screening & Rental Marketing Zoom

10:00 a.m. to 11:00 a.m. FREE for SFAA Members Only

FRIDAY, SEPTEMBER 13

Roommates & Revolving Doors Zoom

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

Members $45 Non-Members $65

TUESDAY, SEPTEMBER 24

Termites 101 Zoom

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

Members $45 Non-Members $65

SFAA office will be closed Monday, September 2, 2024 in observance of Labor Day.

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

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

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

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

ALLOWABLE RENT INCREASES

2024 - 2025: 1.7%

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

RENT BOARD FEE

$29.50

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. If you are an owner of a residential dwelling unit or guest unit, you must pay a Rent Board Fee by March 1 of each year unless you have a current exemption on file with the Rent Board or a Homeowners’ Exemption on file with the Office of the Assessor-Recorder.

While this fee was previously collected on the property tax bill, owners must pay this fee to the Rent Board directly as of 2022. Payment can be made through the Rent Board Portal. ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS

7

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

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE

SERVICES

FIRST AMERICAN EXCHANGE COMPANY

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

SEQUENT

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

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP

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

ALARM COMPANY

AEC ALARMS

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

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS

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

Q ARCHITECTURE

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

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

ATTORNEYS

BARTH CALDERON, LLP

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

All languages welcome

BORNSTEIN LAW

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

CHONG LAW

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

DOWLING & MARQUEZ, LLP

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

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

Spanish, Korean, Cantonese and Mandarin FRIED, WILLIAMS & GRICE CONNER, LLP

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

Clifford Fried cfried@friedwilliams.com

Farsi, French, Portuguese, Spanish

HERZIG & BERLESE

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

ILENE M. HOCHSTEIN, ATTORNEY AT LAW

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

KIMBALL, TIREY & ST. JOHN LLP

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

LAW OFFICES OF KOSTER & LEADBETTER, LLP

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

LAW OFFICE OF JULIANA E. PISANI

Juliana Pisani 415-800-7562

Juliana@jpisanilaw.com

Italian

LAW OFFICES OF LAWRENCE M. SCANCARELLI

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

MASTROMONACO REAL PROPERTY LAW GROUP

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

LAW OFFICE OF MICHAEL C. JOHNSTON Michael Johnston 650-343-5050 johnston-gomez@msn.com

NIVEN & SMITH

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

NIXON PEABODY

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

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

SHEPPARD-UZIEL LAW FIRM

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

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

SJR LAW CORPORATION

Shoshana Raphael 415-408-6044 shoshana@sjrlawfirm.com

STEINER LAW OFFICE

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

STEVEN ADAIR MACDONALD & ASSOCIATES, PC

Steven Adair MacDonald 415-956-6488 www.samlaw.net sam@samlaw.net Mandarin, Cantonese & Spanish

TRN LAW ASSOCIATES

Tiffany R. Norman 415-823-4566 tiffany@trnlaw.com www.trnlaw.com

UTRECHT & LENVIN, LLP

Patrick Connolly 415-357-0600 pconnolly@ullawfirm.com www.ullawfirm.com

WASSERMAN

Dave Wasserman 415-567-9600 Dave@wassermanoffices.com www.davewassermansf.com

WIEGEL LAW GROUP

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

ZACKS & FREEDMAN, PC

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

ZANGHI TORRES ARSHAWSKY, LLP

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

BEDBUG DETECTION

CROWN & SHIELD PEST

SOLUTIONS-PREMIER

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

PREMIER CANINE DETECTION

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

CLEANING SERVICE

SF BLIND CLEANERS

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

STANLEY STEEMER

Sanjay Bhandari 215-206-0748 stanleysteemersf@gmail.com www.stanleysteemer.com

COMMERCIAL/RETAIL

LEASING SERVICES

BLATTEIS REALTY CO.

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

CONSTRUCTION

PODS

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

CONSULTANTS

AMY HULL CONSULTING LLC

Amy Hull 415-450-5809 nj-aeh@outlook.com

CONSULTANTS:

PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

Steven Edrington 510-749-4880

steve@edringtonandassociates.com

CONTRACTORS

C & J’S CUSTOM BUILDS INC.

Caleb Wyman 415-209-8439

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

CORPORATE RENTALS

AMSI

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

CREDIT REPORTING

INTELLIRENT

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

DRAIN SERVICES

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

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

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

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

ENVIRONMENTAL CONSULTING ADVIRO

Alma Soto 408-512-2912 almas@goadviro.com www.goadviro.com

P.W. STEPHENS ENVIRONMENTAL

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

EV CHARGING

URBAN EV

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

FACADE INSPECTIONS

BORNE CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ACCOLADE RESTORATION INC.

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

ESCAPE ARTISTS

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

GREAT ESCAPE SERVICES

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

FIRE PROTECTION CONTRACTORS

A-TOTAL FIRE PROTECTION COMPANY, INC.

Monte L. Osborn, CEO

Tyler Osborn, CFO 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com

AEC ALARMS

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

EMERGENCY SYSTEMS, INC.

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

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

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

GARAGE DOORS

R&S ERECTION OF SAN FRANCISCO

Sarah Taylor 415-981-7590

sarah@rsdoor.com www.rsdoors-sf.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

Tia LaNae Chambers 707-912-5153 tia.chambers@valetliving.com

HUMAN RESOURCES

INTERSOLTUTIONS, LLC jhong@intersolutions.com INSPECTIONS

PACIFIC COAST REAL ESTATE INSPECTIONS

Christopher D. Hesson 415-516-8110 PCREinspections@gmail.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

LENDING / FINANCIAL SERVICES

FIRST FOUNDATION BANK

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

JPMORGAN CHASE

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

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

GREENTREE MAINTENANCE

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

MAVEN MAINTENANCE, INC.

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

ONE STOP MAINTENANCE

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

WEST COAST PROPERTY MANAGEMENT

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

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

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

MOVING COMPANIES

CLUTCH MOVING COMPANY

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

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

PAINTING CONTRACTORS

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

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

KRUIT PAINTING, INC.

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

PAC WEST PAINTING INC.

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

PETERS PAINTING SERVICES

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

TARA PRO PAINTING INC.

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

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

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

BANNER PEST SERVICES

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

CROWN & SHIELD PEST SOLUTIONS-PREMIER

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

PLUMBING & HEATING

C.R. REICHEL ENGINEERING CO. INC.

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

FAST RESPONSE PLUMBING & ROOTER

Joseph Tinsley (415) 596-6115 frpservicesf@gmail.com www.fastresponseplumbingsf.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

PROCESS SERVER

RHINO PROCESS SERVING INVESTIGATION

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

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

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

PROPERTY MANAGEMENT

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

Timothy Cannon 415-841-2105

tim@sanfranrealestate.com www.abacuspropertymanagement.com

ADVENT PROPERTIES, INC.

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

ALEXANDERSON PROPERTIES

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

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson (415) 413-7845 lroos@hollandpartnergroup.com www.hollandresidential.com

AMORE REAL ESTATE, INC

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

ANCHOR PROPERTIES MANAGEMENT LLC

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

ANCHOR REALTY

Mark Campana 415-621-2700

mark@anchorealtyinc.com www.anchorealtyinc.com

Property Management Members

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

ADVENT PROPERTIES, INC.

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

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

CECCHINI REALTY CO.

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

CITYWIDE PROPERTY MANAGEMENT

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

DEWOLF

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

GAETANI REAL ESTATE

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

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

GORDON CLIFFORD PROPERTIES, INC.

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

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO PROPERTY MANAGEMENT

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

LINGSCH REALTY

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

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

Merri Pontar 415-421-2877

www.pontarrealestate.com

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329

REAL MANAGEMENT COMPANY

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

S&L REALTY

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 vertexsf.com

WEST & PRASZKER REALTORS

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

WEST COAST PROPERTY MANAGEMENT

Eric Andresen 415-885-6970

www.wcpm.com

VESTA ASSET MANAGEMENT

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

ARTAL PROPERTIES

John Artal 415-647-4400

artalproperties@gmail.com www.artalproperties.com

AYS MANAGEMENT

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

BANCAL PROPERTY MANAGEMENT

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

BAY PROPERTY GROUP

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

BAYVIEW PROPERTY MANAGERS

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

BEAM PROPERTIES, INC.

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

BETTER PROPERTY MANAGEMENT

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

BLVD RESIDENTIAL

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

BOARDWALK INVESTMENTS

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

BRIDGES PROPERTY MANAGEMENT GROUP

Patricia Lee 415-205-7401 pleehomes@gmail.com

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK

Jon King 855-327-5376 jon.king@brookfieldproperties.com

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

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

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

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

CIRRUS ASSET MANAGEMENT Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com

CITIBROKERS REAL ESTATE, INC. Jason Abbey (415) 221-5000 Jason@citibrokersrealestate.com

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

COIT TOWER PROPERTIES Yoshi Yamada 415-447-6834 Yoshicoit@yahoo.com

CONSOLIDATED PROPERTY MANAGEMENT

EIC GROUP, INC.

Penny Pan 415-682-0708 office@cpmbayarea.com

CORCORAN ICON PROPERTIES

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

CROSSBAY GROUP INC 408-512-4366

Eclipse Property Management Inc.

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

EBALDC

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

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT

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

FOUNDATION RENTALS & RELOCATION, INC.

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

GAETANI REAL ESTATE

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

GEARY REAL ESTATE, INC.

Melissa Geary melissa@gearyrealestateinc.com

GEORGE GOODWIN REALTY, INC.

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

GOLDEN GATE PROPERTIES

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

GREENTREE PROPERTY MANAGEMENT

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

GM GREEN REAL ESTATE INC.

George Green 415-608-6485

ggreen@gmgreen.com www.gmgreen.com

GORDON CLIFFORD PROPERTIES, INC.

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

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP

PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

KEYOPP PROPERTY MANAGEMENT

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

KREMSDORF PROPERTIES

Jeff Kremsdorf (415) 902-2883 jeff@kremsdorf.com

LEADING PROPERTIES

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

LINGSCH REALTY

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

LUCAS & COMPANY

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

M PROPERTIES

Mark Mangampat mark@mproperties.com

MAG MANAGEMENT

Lana August

lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

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

MILLENNIUM FLATS

Carlos Carbajal 415-420-6290 carlos@millenniumflats.com

MORLEY FREDERICKS

REAL ESTATE SERVICES

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

MOSSER COMPANY

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

NICE VENTURES INC

Laurie Thomas laurie@niceventures.com

NORTHPOINT APARTMENTS

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

ONERENT DBA POPLAR HOMES

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

OPEN WORLD PROPERTIES

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

ORVICK MANAGEMENT GROUP

David Orvick 408-497-1880 david@orvprop.com

PACIFIC REALTY

Kristine Delagnes 415-923-1100 kristine@pacificrealtyco.com www.pacificrealtyco.com

PAUL LANGLEY COMPANY

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

PEAK REALTY GROUP

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

PILLAR CAPITAL REAL ESTATE

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

PIP INC./SFRENT

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

PMREI

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

PODESTO PROPERTIES

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

PONTAR REAL ESTATE

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

THE PRADO GROUP, INC.

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

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

PRO EQUITY AM

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

PROGRESSIVE PROPERTY GROUP

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

RAJ PROPERTIES

Jennifer Mayo 559-587-1318 mainoffice2@rajproperties.com www.rajproperties.com

RALSTON MANAGEMENT GROUP

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

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com

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

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

ROCKWELL PROPERTIES

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

RNB PROPERTY MANAGEMENTGOLDEN GATE

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

RPM MANAGEMENT GROUP

Dipak Patel 415-672-1203

dipak@rpmmg.com

RYEBREAD PROPERTIES, INC. Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com

SALMA & COMPANY

Ryan Salma 415-931-8259

propertymanager@salma-co.com www.salma-co.com

SHAREVEST PROPERTY MANAGEMENT, LLC

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

SIGNATURE REALTY PROPERTY MANAGEMENT

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

SIERRA PROPERTY PROFESSIONALS

Sonali Herrera sierrappinc@gmail.com

SILVER CREEK PROPERTY MANAGEMENT

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

SKYLINE PMG, INC.

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

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

TAPESTRY PROPERTIES

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

TOWER RENTS

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

UNITY HOMES

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com

VESTA ASSET MANAGEMENT

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

VIVE REAL ESTATE

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

WEST COAST PROPERTY MANAGEMENT

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

WEST & PRASZKER REALTORS

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

WICKLOW MANAGEMENT

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

WILLIAM BOGGS

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

YMPG

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

PROPERTY MANAGEMENT

SOFTWARE

APPFOLIO

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

DOOR LOOP

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

RENT RAISERS

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

YARDI

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

REAL ESTATE APPRAISALS

MARK WATTS COMMERCIAL APPRAISAL

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

REAL ESTATE BROKERS & AGENTS

ARTHUR KRAMER, JR.

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

BERKSHIRE HATHAWAY

FRANCISCAN PROPERTIES

Edward Milestone 415-994-5969

MilestoneRealEstateSF@gmail.com

BIG TREE PROPERTIES

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

BRICK & MORTAR REAL ESTATE SERVICES

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

CHUCK & ASSOCIATES

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

COLDWELL BANKER COMMERCIAL NRT

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

COLLIERS

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

COLLIERS INTERNATIONAL- JAMES DEVINCENTI

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

COLLIERS INTERNATIONAL

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

COMPASS

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

COMPASS

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

COMPASS COMMERCIAL BROKERAGE

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

COMPASS COMMERCIAL BROKERAGE

Chris J. Connor chris.oconnor@compass.com

COMPASS COMMERCIAL BROKERAGE

Adam Filly 415-516-9843

adam@adamfilly.com

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

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

CROSSBAY GROUP INC. Eric Chang 408-512-4366 erictingchang@gmail.com

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

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

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

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

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

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

LISA ANNE ECKERT

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

MARCUS & MILLICHAP

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

MAVEN PROPERTIES

Matthew Sheridan matt@mavenproperties.com

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

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

RESIDE

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

SF BAY RENTAL COMPANY

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

S&L REALTY

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

STEELE PROPERTIES

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

TERRENCE CHAN

Terrence Chan 415-317-7011 tchanhomes@gmail.com

WEST & PRASZKER REALTORS

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

12 REASONS TO COMPOST

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

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

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

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

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

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

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

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

8. CREATES THREE TIMES MORE JOBS THAN LANDFILLING.

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

10. IMPROVES RECYCLING PROGRAMS. When food scraps are collected separately, they don’t contact recycled paper. That helps cities produce higher-quality bales of recycled paper. Paper mills now demand finished bales have one percent or less impurities.

11. SUPPORTS BEE POPULATIONS. Farms, vineyards, and orchards use compost to grow flowering plants and trees that help bees thrive. One out of every three bites of food we eat—everything from fruits to nuts to vegetables—is dependent on bees for pollination.

12. HELPS REDUCE RISK OF FIRE. Compost holds moisture in topsoil. “Where plants are green and soil is moist, fire has nothing to feed on,” said Matthew Engelhart of Be Love Farm, Solano County, California.

VANGUARD PROPERTIES

Dimitris Drolapas 415-531-9659

dd@dimitrisdrolapas.com

REAL ESTATE INVESTMENTS

CHUCK & ASSOCIATES

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

CITY REAL ESTATE

Arthur Tom 415-987-6788

art@cityrealestatesf.com cityrealestatesf.com

KENNEY & EVEREST REAL ESTATE, INC.

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

STEPHEN PUGH

415-497-8307 steve@pacwestcre.com

REFINISHING

/ RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz 415-673-4211

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

RENT BOARD PETITIONS

RENT RAISERS

Michelle Horneff-Cohen

michelle@propertymanagementsystems.net

REAL MANAGEMENT COMPANY

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

RENT BOARD PASSTHROUGHS

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

RENTAL

LISTING SERVICES

HRH REAL ESTATE SERVICES CORPORATION

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

INTELLIRENT

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

KIDDER MATTHEWS

Shayna Leonardsen 206-512-7190 shayna.leonardsen@kidder.com www.kidder.com

MOTABNA

Nitin Ponnaganti 281-736-7892 nitin@motabna.com

REALPAGE

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

RESIDENTIAL LEASING

BROWN & PATKI INC. Mahesh Patki 415-513-2989 mahesh@brownpatki.com www.brownpatki.com

CORCORAN ICON PROPERTIES

Dawn Cusulos 415-678-8854

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

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

J. WAVRO ASSOCIATES

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

KENNEY AND EVEREST REAL ESTATE, INC.

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

LINGSCH REALTY

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

RELISTO

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

RENTALS IN S.F.

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

RENTSFNOW

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

SF CITY RENTS

Tracy Ballard 415-797-8296 tracy@sfcityrents.com www.sfcityrents.com

STRUCTURE PROPERTIES

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com

SECURITY

SWIFTLANE

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

SECURITY DEPOSITS

THE GUARANTORS

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

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION

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

CONNOR DALY CONSTRUCTION

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

ONE DESIGN, INC.

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

WEST COAST PREMIER CONSTRUCTION, INC.

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

STAFFING

BG MULTI-FAMILY

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

INTERSOLUTIONS LLC

Janet Mondani 628-682-5574 jmondani@intersolutions.com www.intersolutions.com

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES

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

SUBMETERS

LIVABLE

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

TENANT PLACEMENT & LISTING

STRUCTURE PROPERTIES

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

WATER CONSERVATION SERVICE

SF PUBLIC UTILITIES COMMISSION

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

WATER DAMAGE SERVICE

BLUSKY RESTORATION CONTRACTORS

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

DRYFAST PROPERTY RESTORATION LLC

Ivan Angelov 415-861-8003 info@dryfast.net https://www.dryfast.net/ FARAGON RESTORATION LTD Christian Munk 415-648-6418 ops@faragonrestoration.com www.faragonrestoration.com

FIRE AND WATER DAMAGE RECOVERY Maria Neumann

Permit Pivot

written by PAM MCELROY

SB 423 brings a new avenue for residential development in San Francisco.

The real estate landscape in San Francisco and the broader Bay Area is about to change with the introduction of Senate Bill 423 (SB 423). This new law, enacted recently and authored by state Senator Scott Wiener (D-San Francisco), provides developers and landlords with new ways to navigate the complex and restrictive zoning laws that have historically slowed down housing projects.

For San Francisco landlords, understanding SB 423 is essential for taking advantage of this new framework to promote housing development and address the City’s housing shortage.

Beyond Builder’s Remedy

SB 423 offers a more effective alternative to the builder’s remedy, which allowed developers to bypass local zoning laws if cities didn’t meet state housing plans. This new law introduces unprecedented streamlining provisions for new housing projects, especially in cities that are not meeting their Regional Housing Needs Allocation (RHNA) goals. While builder’s remedy required projects to include at least 20% affordable housing, SB 423 lowers this threshold to 10%, making it a more attractive option for developers.

San Francisco’s Unique Position

San Francisco is singled out under SB 423 for annual assessments on its progress toward building 82,000 homes by 2031. This translates to

permitting around 10,000 new homes each year. However, with only 831 homes permitted this year, the city falls significantly short of this target. As a result, San Francisco is now out of compliance with SB 423 and subject to the law’s streamlined approval processes.

Unlike other cities, which are reviewed every four years, San Francisco will undergo annual reviews. This frequent review process emphasizes the City’s critical housing needs and ensures continuous oversight and pressure to meet housing targets.

Faster Approval Process

One of the most appealing features of SB 423 is its provision for an expedited approval process. Under the new law, qualified housing projects can receive approval within six months, compared to the years-long delays typical of the discretionary review process. This acceleration is a significant advantage for developers, reducing holding costs and financial uncertainties.

The law effectively shields eligible residential developments from:

• California Environmental Quality Act (CEQA) reviews

• Local planning commission approvals

• Other discretionary review processes

This streamlining eliminates bureaucratic delays and facilitates quicker housing production, which is crucial in San Francisco’s tight housing market.

Affordability Requirements and Compliance

SB 423 requires residential projects to include a minimum of 10% onsite affordable housing or comply with local affordable housing requirements if they are more stringent. This affordability requirement is significantly lower than the builder’s remedy, which mandated 20% affordable housing. For San Francisco landlords, this lower threshold can make projects more financially viable while still contributing to the City’s affordable housing stock.

Each June, the California Department of Housing and Community Development (HCD) reviews permitting data from jurisdictions across the state to determine their compliance with RHNA goals. Jurisdictions that have not approved enough market-rate units must ministerially approve projects that offer 10% of their units as affordable to households earning 50% of the area median income (AMI) for rentals or 80% AMI for ownership units.

Jurisdictions that fall short in producing very low or lower-income housing units must approve projects offering 50% of their units as affordable to households earning 80% AMI. These jurisdictions are known “as “50%-jurisdictions.” A city can be designated as both “a 10%-jurisdiction” and “a 50%-jurisdiction” if it fails to meet

Fair Housing

IT’S THE LAW

Fair Housing - It's The Law course* is a must-have for all those involved in the rental property industry, including owners, new employees, and veterans. It covers both California and federal fair housing laws and regulations, ensuring participants are upto-date on their obligations and responsibilities. With the rise in discrimination complaints, investigations, and penalties, taking this course is crucial for avoiding potential liability and ensuring compliance with fair housing laws.

Members: $125

Non-Members: $175

In-person 9/10/2024

1-3 pm

*Qualifies for 3 Units of CCRM Continuing Education Credit for current CCRM Certified Individuals. This is a California Certified Residential Manager required course.

REGISTER

www.sfaa.org/events/educationMaria Shea, 415-255-2288 ext. 110

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT)

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

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

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

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

SFFDNERT@sfgov.org

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

housing goals across multiple income categories. Developers can choose which affordability scheme to follow in such cases.

Impact on Bay Area Cities

SB 423 affects many Bay Area cities beyond San Francisco. According to HCD’s June 28, 2024, determinations, most of the Bay Area’s cities and counties have been deemed “50%-jurisdictions.” This designation requires them to approve code-compliant projects with significant affordability components, accelerating housing production across the region.

For San Francisco, being designated a “10%-jurisdiction” for the first time marks a critical shift. This status subjects the city to the lower affordability thresholds of SB 423, providing a streamlined path for housing projects that meet the 10% onsite affordable housing requirement. This change is expected to facilitate more housing developments and address the acute housing shortage in the city.

Opportunities for San Francisco Landlords

For landlords and developers in San Francisco, SB 423 presents strategic opportunities to capitalize on the new legal framework. The law’s provisions for expedited approval, reduced affordability thresholds, and protection from CEQA and local reviews create a more predictable and efficient development process.

San Francisco’s stringent regulatory environment has often been a barrier to new housing projects. SB 423 addresses these challenges by offering a clear and streamlined pathway for project approval. Landlords can now navigate the development process with greater confidence, knowing that their projects can be approved in a timely manner without the usual bureaucratic hurdles.

Key Takeaways for Landlords: Streamlined Approval: Projects can be approved within six months.

Lower Affordability Thresholds: Only 10% onsite affordable housing is required.

Reduced Bureaucratic Delays: Exemptions from CEQA and local planning reviews.

Annual Reviews: San Francisco faces yearly progress checks, unlike other cities reviewed every four years.

Conclusion

SB 423 represents a significant shift in California’s approach to housing development, especially in high-demand areas like San Francisco. By streamlining the approval process, reducing regulatory barriers, and offering protections from CEQA and local reviews, the law provides a valuable tool for landlords and developers to address the City’s housing crisis.

For San Francisco landlords, understanding and leveraging the provisions of SB 423 will be crucial for success in the evolving real estate landscape. The law not only offers a more efficient pathway for housing development but also aligns with the broader goal of increasing the city’s housing stock and meeting statemandated housing targets. As San Francisco continues to grapple with its housing challenges, SB 423 offers a promising solution to facilitate more robust and timely housing production.

Pam McElroy is the editor of SF Apartment Magazine.

TROPHY AWARDS

St. Regis Hotel

Thursday, October 24th, 2024

PLATINUM $10,000

10 event tickets

Premium seating and table swag

Hosted bar and premium wine service

Present award to winner

Group photo with event special guest

Company video shown during Awards presentation

Full-page color advertisement in event program

Recognition in SF Apartment Magazine

One 2024 member-meeting sponsorship

Recognition on SFAA social media

Recognition on SFAA website homepage

Recognition on event marketing materials

Stand-alone email blast to entire SFAA

membership after event Cocktails, Cuisine,

Show & Silent Auction

GOLD $5,000

6 event tickets

Premium seating

Premium wine service

1/2-page color advertisement in event program

Company acknowledged during Awards presentation

Recognition in SF Apartment Magazine

Recognition on SFAA social media

Recognition on SFAA website

Recognition on event marketing materials

SILVER $3,000

2 event tickets

1/4-page color advertisement in event program

Company acknowledged during Awards presentation

Recognition in SF Apartment Magazine

Recognition on SFAA social media

Recognition on SFAA website

Recognition on event marketing materials

• Block and lot

• Square footage of the Residential Unit(s)

• Number of vacant days

• Number of vacancy exclusion days (if applicable)

You will submit a filing for each parcel you own. So, if you own fifty units in Parcel A, ten units in Parcel B, and one hundred units in Parcel C, you will submit three separate filings.

Calculating the Tax

When you file, you will only owe tax for units that you kept vacant, or are deemed to have kept vacant, for more than 182 days during 2024. For example, if you report that you own a building with four units, and each of the four units was occupied for at least 184 days during 2024, you won’t owe the EHT.

If your unit was vacant in 2024 for more than 182 days, you will owe taxes based on the size of the unit as follows:

co-owner or former co-owner, to a related person or affiliate of the owner, co-owner, or former co-owner, and to travelers, vacationers, or other transient occupants).

Building Permit Application Period: During the application and approval process for the first building permit for repairs/construction for each Residential Unit (up to one year).

Construction Period: One year after the City issues the first building permit for repairs/construction for each Residential Unit.

New Construction Period: One year after the City issues a certificate of final completion and occupancy for a Residential Unit in a newly built building or a newly added Residential Unit in an existing building.

Disaster Period: Two years following severe damage to a Residential Unit from a catastrophic event that made the Residential Unit uninhabitable or unusable.

Owner Death Period: For a co-owner or decedent’s estate, heirs, or beneficiaries, the period following the death of an owner who was the sole occupant of the Residential Unit, up to the longer of one year or the period during which the Residential Unit is subject to the authority of the probate court.

Q. DO I NEED A BUSINESS ACCOUNT NUMBER?

A. Businesses receive a seven-digit Business Account Number (BAN) when they register. You do not need to register if your only business is the receipt of rental income in connection with the operation of any of the following:

• A cooperative housing corporation;

• One residential structure consisting of fewer than four units; or

• One residential condominium.

To learn more, visit: sftreasurer.org/Registration.

of 2024 and no vacancy exclusion periods apply to them. Ms. Cheng will need to complete one filing for the eleven units and will owe $3,500 for each of the three vacant units, for a total of $10,500.

Units that remain vacant will be subject to increasing tax rates in subsequent years.

What Counts as Vacant?

When you file, we will ask if the unit was vacant for more than 182 days. In the law, vacant is defined as unoccupied, uninhabited, or unused. The 182 days of vacancy can be consecutive or nonconsecutive. You may exclude from your vacancy days any of the following “Exclusion Periods”:

Lease Period: When the unit is leased to a tenant under a bona fide lease intended for occupancy (excluding leases to a

Owner in Care Period: When all occupants that used the Residential Unit as their principal residence reside in certain care facilities.

The EHT Ordinance provides additional details about each of these exclusion periods. To learn more about these exclusion periods, visit our website at sftreasurer.org/ EmptyHomes.

Examples

Ms. Cheng owns an apartment building with eleven units. Each unit is 1,200 square feet.

Eight units were occupied for all of 2024. Three units were vacant for seven months

Mr. Ryder owns an apartment building with ten units. Eight units were occupied for all of 2024 and two were vacant because they were severely damaged and rendered uninhabitable in a January 2024 fire. Mr. Ryder will need to file but will not have to pay the Empty Homes Tax because the two units that were vacant for more than 182 days qualify for the Disaster Vacancy Exclusion Period and eight units were occupied for the entire year.

Looking Forward

The San Francisco Office of the Treasurer & Tax Collector will be hosting a webinar specifically for Residential Unit owners on September 18, 2024, at 3:00 p.m. This is a great opportunity to learn more about the Empty Homes Tax, including exemptions and filing requirements. Do not miss this opportunity and register now at sftreasurer.org/EmptyHomes

Disclaimer

This article is not intended to replace or interpret the San Francisco Business and Tax Regulations Code, which provides

the law governing the Empty Homes Tax. Taxpayers may not rely on this article in reporting or paying the Empty Homes Tax, or to avoid penalties for failing to properly file or report. If you have questions about how the Empty Homes Tax applies to you, please consult the San Francisco Business and Tax Regulations Code and/or your tax professional.

José Cisneros is the elected Treasurer for the City and County of San Francisco. For more information, visit sftreasurer.org.

Go Online!

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

Legal Questions

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

THE SAN FRANCISCO GOLDEN GATE PARK BAND

For over 140 years, the San Francisco Golden Gate Park Band (GGPB) has enriched San Francisco’s culture and Golden Gate Park. Founded in 1882, the GGPB is San Francisco’s oldest musical organization.

The band comprises thirty professional musicians, many of whom grew up in the Bay Area and enjoy sharing the gift of music through excellent, varied concerts. They perform throughout the Bay Area with orchestras, musical theater, rock and jazz bands, and more. Additionally, many teach in universities, schools, and youth musical organizations.

The free concerts are in Golden Gate Park every Sunday and some holidays at 1:00 p.m. Below are the dates for the rest of the season. Programming highlights various cultures from around the world, often with costumed guest performers, dancers, singers, and speakers.

AUGUST 4 – A concert in honor of Neighborhood Emergency Response Teams and First Responders including works of The Beatles, Gershwin, Frank Erickson and more.

AUGUST 11 – Kilts, Ceilidhs, Castles, & Haggis: Music of Scotland with the Dunsmuir Scottish Dancers.

AUGUST 18 – St Stephen’s Day Celebration of Hungarian Culture: performers from the Hungarian Heritage Foundation.

AUGUST 25 – Our annual program in Solidarity with Ukraine featuring many guest performers from the Bay Area Ukrainian community and beyond.

SEPTEMBER 1 – Big Band Day: Glen Miller and more! Including Big Band jazz classics from the Swing Era and beyond.

SEPTEMBER 2 – Winds of Work: a Labor Day Celebration honoring working people everywhere.

SEPTEMBER 8 – Viva Mexico! with guests Ballet Folklorico Mexicano de Carlos Moreno.

SEPTEMBER 15 – The Emerald Isle in partnership with the United Irish Cultural Center of San Francisco.

SEPTEMBER 22 – Celebrating the Flair of Spanish Flamenco, featuring guest performers from Toque Tercero Flamenco lead by Damien Alvarez.

OCTOBER 6 – Season Closer—Sounds from the Screen: Music of Film and TV including music from John Williams, Henry Mancini, Danny Elfman, and others.

The concerts take place at the Spreckels Temple of Music (also known as the Bandshell). Location: Spreckels Temple of Music (AKA the Bandshell), Golden Gate Park, 75 Hagiwara Tea Garden Drive. For details, visit goldengateparkband.org.

sfaa 2025officer & nominationdirector

Request for Consideration

Please tear out and complete this page. Then email it to SFAA Director Janan New (by Monday, October 14, 2024) at janan@sfaa.org, 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.

What You Need to Know

sfaa sfaa 2024

SFAA ANNUAL TROPHY AWARDS

THURSDAY, OCTOBER 24

Cocktails, cuisine, awards show, and silent auction. For more information, turn to pages 10, 55, and 59.

VIRTUAL MEMBER MEETING

WEDNESDAY, AUGUST 21

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

IN-PERSON FAIR HOUSING CLASS

TUESDAY, SEPTEMBER 10

Jewish Community Center

3200 California Street, Kanbar Hall

1:00 p.m. to 3:00 p.m.

IN-PERSON MEMBER MEETING

WEDNESDAY, SEPTEMBER 18

Jewish Community Center

3200 California Street, Kanbar Hall

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

Supervisor Safaí’s proposed legislation is only possible through the passage in of Prop C in March. In addition to allowing a one-time transfer tax exemption for owners of properties converted from commercial to residential use the first time they are sold following conversion, that tax measure also authorized the Board of Supervisors to amend, reduce, suspend, or repeal (but not increase) the transfer tax without voter approval.

Supervisor Safaí, who is running for mayor, looks to capitalize on this authority, saying that reducing the tax rate could create an incentive for owners that have been on the sideline, waiting for a more favorable economic environment before bringing their properties to market.

San Francisco’s transfer tax rates shifted mightily at the turn of the decade and have since been a hot-button issue for owners and investors alike. In 2020, San Francisco voters approved Prop. I, which doubled the transfer tax from 3% to 6% on the sale of properties over $25 million, and from 2.75% to 5.5% on deals worth between $10 million and $25 million. The city’s Controller’s Office at the time projected that the measure could increase city revenue by $196 million per year on average. While the tax generated $520 million in fiscal year 2021-22, transfer tax revenue plummeted in fiscal year 202223 to $186 million. With historically high vacancy rates for commercial properties, dramatically higher interest rates, and a general decline in deal volume and aggregate sales prices across all property types in the city since 2021, the gross revenue from transfer taxes for fiscal year 2023-24 may yet fall further.

It is unclear if the proposed legislation would materially swing the tide in increasing transfer tax revenues for the city. On balance, the ordinance would be a step in the right direction towards promoting new residential deals and investment to help generate much-needed housing production. It would certainly make it easier to finance qualifying

projects. Yet, with tens of thousands of residential units currently approved but not financeable, it can be argued that the ordinance—with its narrow scope and 5- to 10-year sunset provisions—does not go far enough to provide the spark that will begin the thaw of an otherwise frozen housing pipeline.

The above content is general in nature. Consult with a professional regarding your unique situation.The above was written by Reuben, Junius & Rose Attorney Michael Corbett and reprinted with permission. Michael can be reached at 510-527-5589.

Tax Assessor Update: Appointments

To better serve San Franciscans and increase access to potential property tax savings, the Office of the Assessor-Recorder expanded their in-person, oneon-one appointment service. You can schedule a time at your convenience to receive one-on-one guidance with filing for property tax exemptions, such as the homeowners’ exemption, disabled veterans’ exemption, church exemption, nonprofit exemption, and fishing exemption.

In-person appointments with AssessorRecorder staff can be made via their website: sfassessor.org

SFAA Office Update

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

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

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

sfaa sfaa 2024

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

San

2024 Summer CCRM Webinar Series Schedule & Registration

Attendee Information: Attendee Name:

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

Upon registration the Zoom link will be emailed to the student Class is every Wednesday Instructor: Michelle Horneff Cohen Includes Course Material Does not include the $75 Application Fee.