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JAY GREENBERG | TRIGG SPLENDA As established and recognized leaders in the San Francisco Apartment Sales Market, WE ARE HERE FOR YOU. If selling is on the horizon, do not miss the opportunity to consult with us. Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials pre sented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed. TRIGG SPLENDA SENIOR SALES ASSOCIATE COMPASS COMMERCIAL 415.308.6560 DRETRIGG@TRIGGSPLENDA.COM01484698 JAY GREENBERG SENIOR COMPASSDIRECTORCOMMERCIAL 415.378.6755 DREJAY@JAYHGREENBERG.COM01049568 C O M PASS COMMER CIAL 9W"75'52°221N" JAY GREENBERG SENIOR COMPASSDIRECTORCOMMERCIAL 415.378.6755 LICENSE:JAY@JAYHGREENBERG.COM01049568 TRIGG SPLENDA SENIOR SALES ASSOCIATE COMPASS COMMERCIAL 415.308.6560 LICENSE:TRIGG@TRIGGSPLENDA.COM01484698 Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials presented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed. Contact us to discuss proposed legislation, current market conditions, and/or to schedule your complementary and confidential property analysis. 7 Units | Presidio Heights List Price- $2,895,000 Sale Price- $3,225,000 SOLD 4 Units | Noe Valley List Price- $3,150,000 JUSTLISTED SOLD 22 Units | Alamo Square List Price- $13,660,000 Sale Price- $14,800,000 PENDING 16 Units | Lake District List Price- $7,750,000 5 Units | Inner Sunset List Price - $2,400,000 Sale Price - $2,525,000 SOLD Jay Greenberg | Trigg Splenda INTERESTED IN LEARNING THE REAL VALUE OF YOUR PROPERTY TODAY? SOLD Duplex | Richmond District List Price - $1,400,000 Sale Price - $1,480,000 | List Price - $2,450,000 Sale Price - $2,700,000 Duplex | Richmond District List Price - $1,400,000 Sale Price 7 Units | Presidio Heights List Price - $2,895,000 Sale Price - $3,225,000 22 Units | Alamo Square List Price - $13,660,000 Sale Price - $14,800,000 4 Units | Noe Valley List Price - $3,150,000 Sale Price - $3,300,000 16 Units | Lake District List Price - $7,750,000 Sale Price - $8,380,000 SOLD SOLD
APARTMENTSF 20 Features 22 The Preservation Wars BY DEVIN SMITH 32 Home Grown Housing BY NORA BOXER contentsSF APARTMENT The Flood Building on Market Street San Franciso, CA
SF APARTMENT MAGAZINE | SEPTEMBER 2022 5 The8 News An Imperfect Ten Court12 Talk Out of Pocket BY CLIFFORD FRIED Rent16 Board Redux ADU Snafus BY SAN FRANCISCO RENT BOARD Market18 View At Any Rate BY JAY GREENBERG Legal42 Q&A Trading Spaces BY VARIOUS AUTHORS 32 APARTMENT Columns Membership Professional50Calendar48 Services Directory Membership54 Application Board65 Nomination Form
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SF APARTMENT magazine VOLUME XXXV, NUMBER 9 SEPTEMBER 2022
COLUMN THE NEWS
8 SEPTEMBER 2022 | SF APARTMENT MAGAZINE I n February, the San Francisco Board of Supervisors passed legislation to require a warning notice to be sent before an owner may serve a formal eviction notice.
On July 22, 2022, the San Francisco Su perior Court granted SFAA’s request to strike the nonpayment of rent ground from the 10-day requirement, meaning no 10-day warning needs to be issued at this time for nonpayment of rent demands. Instead, you may simply send out a 3-day notice to pay rent or quit should your tenant fail to remit monthly rent on time. Additionally, the Court ruled that the 10-day rule does not apply when the tenant is causing or creating an imminent risk of physical harm to persons or property. So, here’s how the 10-day notice require ment works for a breach of the lease agreement. Under state law, tenants are usually afforded three days to cure a lease violation, whether that violation is a failure to pay rent, to rectify the breach of a lease obligation, or to curtail objectionable behavior. For example, if the resident is smoking inside the resi dence and the lease prohibits smoking, an owner may issue a notice giving the tenant three days to stop this activity or risk being evicted. A series of rules determine how the three days are to be counted, and often, tenants are not aware of when the deadline exists for the cure period. The new 10-day rule informs the of fenders that they have ten days after receipt of the written warning to rectify whatever the owner finds problematic. Only after the ten-day period expires may the owner issue a formal threeday notice, and only after the three-day period expires may the owner com mence eviction proceedings in court. In essence, this new procedural require ment affords tenants about 15 to 20 days to address landlord grievances. The Rent Board and SFAA have developed a 10day form (sfaa.org/Web/Resources; sfrb. org/forms-center).
The new 10-day warning procedure was legislatively created because of a concern that some residents might not have enough time to cure objectionable conduct or may otherwise be confused about when a lease violation must stop. In response, this ten-day “cure period” was implemented to, in the words of the Supervisors, “provide clarity around what constitutes just cause” to terminate a tenancy to avoid a potential housing displacement. The 10-day rule applied to the following “just causes” under the San Francisco Rent Ordinance: (i) failure to pay rent; (ii) breach of a lease covenant; (iii) the commission of a nuisance; (iv) using the apartment for an illegal purpose; (v) re fusing to renew an expiring lease term; and (vi) denying the landlord lawful access to the residence. The housing industry objected that the 10-day notice period substantially elongated the rent collection processes. Consequently, SFAA filed a legal chal lenge to this portion of the law. The case is SFAA v. City and County of San Francisco, Case Number CPF-22-517718. Zacks, Freedman & Patterson is the law firm representing the industry, and they, as usual, have done an incredible job.
As explained above, the new law no longer applies to the failure to pay rent. Remember, however, that the 10-day warning must be used for the other above-noted just-cause reasons to seek termination of a tenancy, so please continue to use the SFAA form or the Rent Board form when address ing the breach of a lease covenant, the commission of a nuisance except
An Imperfect Ten SFAA partially overturned the 10-day notice ordinance, so it is no longer re quired for non-payment of rent cases.
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10 SEPTEMBER 2022 | SF APARTMENT MAGAZINE in instances where the tenant is causing or creating an imminent risk of physical harm to persons or property, the illegal use of the apartment, the refusal to renew an expiring lease term, or the denial of requests for lawful access.
That draft also would have prohibited Fleet Charging in the Neighborhood Commer cial Districts. The earlier version of the ordinance called for more permissibility related to EV Charging Locations, which would be permitted in most districts, and would be principally permitted wherever the existing use is already some type of Automotive Use. This provision remains in the Thelegislation.legislation
To meet the City’s climate action targets (which include a goal of 100% registered private vehicle electrification by 2040), the San Francisco Board of Supervisors passed legislation that aims to create a planning framework to streamline the approval of publicly accessible electric vehicle (EV) charging stations and to regulate (though not necessarily streamline) the approval of new fleet vehicle charging sites.
Note that the City may appeal this deci sion to the higher courts, so please monitor announcements and updates from SFAA regarding this important issue.
New Electric Vehicle Charging Rules
If the vehicles accessing the proposed Fleet Charging use are owned by one ownership entity, the ownership entity establishes that it has secured sufficient parking spaces for vehicles when not in operation within San Francisco or adjacent counties.
The legislation creates two new Plan ning Code use categories, both under the umbrella of “Automotive Use.” The new “Electric Vehicle Charging Location” (EV Charging Location) use covers public-fac ing charging locations, and “Fleet Charg ing” covers EV charging facilities that are dedicated to a private entity and not avail able to the general public.
The initial draft of the legislation would have required Conditional Use (CU) Autho rization for Fleet Charging in most zon ing districts, except in PDR-1-D, PDR-1-G, and PDR-2 districts, where Fleet Charging would have been principally permitted.
Mark October 13, 2022, on your cal endar 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. Tickets and sponsorships can be purchased at sfaa.org/events. See pages 43 and 58 for more information, including sponsorship details. You can also email Vanessa Khaleel at vanessa@ sfaa.org. And don’t forget to nominate your favorite industry professional. You can also nominate yourself—no need to be modest! Nominations can be sent to Stephanie Alonzo at stephanie@sfaa.org. For more information on nominations, turn to page 63.
The second finding essentially codifies a question that a Fleet Charging project’s environmental review would already address—i.e., would a new vehicle-oriented use significantly impact traffic in the vicin ity of the project? The Planning Depart ment is experienced with traffic circulation issues and how they should be addressed as part of the land-use process. So, we don’t anticipate much uncertainty related to this second However,finding.thefirst and third findings leave some critical questions up for interpretation.
was heard by the Land Use and Transportation Committee three times after it came out of the Planning Commission on April 14 with a handful of recommended changes. Several more amendments were made at those three Committee hearings—mostly to further restrict the permissibility of Fleet Charging uses—as outlined here: While the initial version of the ordinance would have allowed EV Charging Locations to dedicate up to 1/3 of spaces as acces sory Fleet Charging, the final version of the ordinance prohibits Fleet Charging as an accessory use to EV Charging Locations or for any other use (i.e., no accessory Fleet Charging, Consistentperiod).withthe Planning Commis sion’s recommendation, the final legisla tion permits Fleet Charging in most of the Neighborhood Commercial Districts with approval of a CU. The Land Use and Transportation Commit tee opted to require a CU for Fleet Charg ing in all PDR districts, primarily based on a concern that Fleet Charging uses could displace businesses that provide blue-collar jobs. However, existing Private Parking Lots and Vehicle Storage Lots in the PDR-1-D, PDR-1-G, and PDR-2 districts will be able to convert to Fleet Charging without a CU. Su pervisor Peskin explained that this minor exception would cover a limited number of properties in District 10.
Vehicle movement on or around the Fleet Charging station will not unduly impact pedestrian spaces or movement, transit service, bicycle movement, or the overall traffic movement.
In addition to the above changes incor porated into the version of the legislation approved by the Board this week, the Land Use and Transportation Committee also created a duplicated version of the file to add a set of new CU findings that would apply to Fleet Charging projects.
As drafted, a proposed Fleet Charging use would require consideration of the fol lowing criteria:
The proposed Fleet Charging use will not induce demand for low occupancy vehicles in highly congested or transit-rich areas.
The News… continued on page 56
SF APARTMENT MAGAZINE | SEPTEMBER 2022 11 Adam Filly m: 415.516.9843 | adam@adamfilly.com DRE 01354775 | www.AdamFilly.com Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already Apartmentslisted. | Mixed-Use | Commercial Adam Filly | Exceeding Expectations Adam takes great pride in achieving outstanding results for his clients. Call or email to consult on any real estate matter. Just Listed Just Listed 1371-1377 Minna Street | 9 Units | $5,400,000 Sold 3400 Geary Blvd | Office & Retail | $8,500,000 565 Ellis Street | 17 Units $2,920,000 | June 2022 2300 Lombard Street | 8 Units $4,999,999 | July 2022 Sold 3350 26th Street | 4 Units $1,650,000 | June 2022 Sold Sold 789 6th Avenue | 13 Units $4,200,000 | June 2022 #1 Compass Commercial Agent in California 2019-2021 Sold 1555 Yosemite Ave | Commerical $1,700,000 | April 2022 2217 Scott Street | 6 Units $3,825,000 | July 2022 Sold 407 Lyon Street | 6 Units $2,175,000 | June 2022 Sold Sold 315 Grand View Avenue | 4 Units $2,150,000 | June 2022
The Fifth Amendment to the U.S. Constitution says, “nor shall private property be taken for public use, without just compensation.”
There have been some recent precedentsetting cases in takings law. The out come of these moratorium challenges will be based on these precedent cases, which will either be cited to toss out the moratoriums as unconstitutional, or to affirm the eviction bans by distinguish ing the precedent cases. It is an interest ing time if you are a takings lawyer! One of these cases could easily end up in the United State Supreme Court, where property owners might finally find sym pathetic ears.
The courts apply a two-prong test to determine whether the government has impermissibly interfered with a contract: (1) whether the law substantially impairs a contractual relationship, which takes into consideration the extent to which the law undermines the contractual bar gain, interferes with a party’s reasonable Out of Pocket written by CLIFFORD E. FRIED
M oratorium is defined as a temporary prohibi tion of an activity for an agreed amount of time.
San Francisco has a ban on nonpayment of rent evictions of residential tenants.
A takings claim can also be based on a regulatory taking of property. When ever a regulation results in a physical appropriation of property, a per se taking has occurred. In Heights Apartments v. Walz, the plaintiffs sued the Governor of Min nesota for issuing executive orders that placed a moratorium on nonpayment of rent evictions. Plaintiffs alleged that the Governor’s orders effectuated physical takings because they forced landlords to accept the physical occupation of their property, regardless of whether tenants provided compensation.
A takings claim can be based on a pure physical taking of property. This hap pens when the government indefinitely grants tenants near-unqualified access to and use of the properties, as well as the right to exclude owners.
The cities of Berkeley and Oakland, and the County of Alameda, ban all evictions with limited exceptions. These tempo rary laws have been operative since March 2020.
Contracts Clause
GHP v. City of Los Angeles, California Rental Housing Association v. Newsom, Williams v. Alameda County, and Califor nia Apartment Association v. Alameda County all make takings arguments to Federal Courts all over the State of Cali fornia. These cases remain pending in the courts for a decision.
12 SEPTEMBER 2022 | SF APARTMENT MAGAZINE COLUMN COURT TALK
5th Amendment Takings
Will the Supreme Court hear a good takings challenge to eviction morato riums that are causing rental property owners irreparable harm?
The argument made in most of these legal challenges is that the moratorium at issue is an improper takings.
The Contracts Clause of the United States Constitution (Art. I, §10, cl. 1) prohibits local governments from pass ing any law impairing the Obligation of Contracts. A deprivation of that right may give rise to a cause of action.
In California, several lawsuits advance takings claims as part of Plaintiffs’ cases.
Throughout California, there are cities and counties that prohibit evictions be cause of COVID-19—but they don’t ap pear temporary, nor do they have an end date. These eviction bans are indefinite.
If these laws don’t sound quite right to you, it’s because they aren’t. They are il logical and unfair because they lack any specific termination date. These bans on evictions create a perverse incentive for tenants, regardless of whether they suf fer from COVID-19, to stop paying rent. Even where tenants violate the terms of their leases, create nuisances, damage real property, or even commit crimes, they cannot be evicted. These eviction moratoriums violate several constitutional principles. In the courts of California, and elsewhere, lawsuits have been filed to advance constitutional challenges to these moratoriums. This article reviews those lawsuits and the legal theories on which they are based.
The trial court ruled that there is no physical takings because the landlord voluntarily rented the property—the tenants were not placed there by the government. The trial court also rejected the Plaintiff’s argument that the ban on evictions was a regulatory taking. This ruling was reversed on appeal and the case has been remanded back to the trial court for a final resolution.
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14 SEPTEMBER 2022 | SF APARTMENT MAGAZINE expectations, and prevents the party from safeguarding or reinstating his rights, and (2) if the first prong is met, whether the law is drawn in an appropriate and reasonable way to advance a significant and legitimate public purpose. In Apartment Association of Los Angeles County v. City of Los Angeles, the Ninth Circuit Court of Appeals ruled that the Los Angeles eviction moratorium did not vio late the contracts clause, because even if it substantially impaired leases, it was an ap propriate and reasonable way to deal with tenant displacements due to the pandemic. Despite the ruling in this case, there are several other challenges pending in Cali fornia and other states that argue that the contracts clause has been violated.
Call or email me today for a free & analysisprivateof your property’svalue.
Our high court recognizes that despite the government’s determination that landlords should bear a significant financial cost of the pandemic, many landlords have modest means. And preventing them from evicting tenants who breach their leases intrudes on one of the most fundamental elements of property ownership—the right to exclude.
THE MORE YOU KNOW
The best way to protect yourself and your investment is to stay informed. SFAA offers monthly member meetings and frequent educational webinars packed with vital informa tion to help members manage their rental properties efficiently, legally, and ethically. For a full list of classes and member meetings, turn to the calendar on page 48.
The information contained in this article is gen eral in nature. Consult the advice of an attorney for any specific problem. Clifford Fried is with Fried, Williams & Grice Connor, LLP and can be reached at 415-421-0100.
To state a plausible claim under the Petition Clause, an aggrieved party must identify the claim it wished to bring, the official ac tions that frustrated its attempt to redress that grievance, and, for a “backward-look ing” claim, a remedy exclusively tied to the alleged harm of being unable to have a court adjudicate its claim.
In Heights Apartments v. Walz, the trial court found that while Heights’s complaint plausibly alleged official actions frustrated the landlord’s ability to bring various evic tion actions, it did not identify a remedy that could not be obtained on an exist ing claim. Regardless, the appellate court reversed the trial court, and access to the court argument is alive and well in Heights as the case is remanded.
I think the Supreme Court is ready to hear a good takings challenge to a moratorium. And that hearing can’t come soon enough.
The right to access courts has long been a fundamental constitutional right. The United States Constitution ensures that federal and state courts are open to hear grievances, allowing an aggrieved party the opportunity to pursue a remedy for an actual injury.
Mike Stack Real Estate Advisor mikestack@vanguardsf.com415.580.9095
Petition Clause
Injunctive Relief Litigating these challenges in the courts takes time. A successful outcome could be many months away—even years. To bring instant relief, some challenges ask the court to stay the moratorium until the case is finally decided. In the matter of Williams v. Alameda County, the plaintiffs are seek ing injunctive relief against the County of Alameda and the City of Oakland in the hopes of either getting rents flowing again or resuming evictions. To stop enforcement of the moratoriums in the East Bay, the plaintiff will have to show a detrimental impact and that the harm they are suffering is irreparable. Because the free rent relief money is running out, the plaintiffs may be able to establish the basis for injunctive relief. Regardless, the personal hardships of the landlords in the Williams case are all compelling reasons to toss out what have become permanent evic tion moratoriums in the East Bay.
The Minnesota moratorium in Heights, like those in California, prohibits evictions but permits actions to collect a rental debt. But eviction is the preferred remedy every where because regaining possession has value to a landlord. The United States Su preme Court has said that while landlords may bring an action against delinquent ten ants for past-due rent, monetary relief ob tained against a judgment-proof individual is an illusory remedy. Alabama Association of Realtors v. Dept of Health (2021) [noting eviction moratoriums place landlords at risk of irreparable harm by depriving them of rent payments with no guarantee of eventual recovery].
The Petition Clause of the First Amend ment is one source of this right. U.S. Constitution Amendment I states that, “Congress shall make no law … abridg ing… the right of the people… to petition the Government for a redress of griev ances.” The Petition Clause has been applied where states limit the redress of grievances.
Summing Up The United States Supreme Court has acknowledged that eviction moratoriums have put millions of landlords across the country at risk of irreparable harm by depriving them of rent payments with no guarantee of eventual recovery.
In our state, the California Apartment As sociation (CAA) is pressing on with a Con tracts Clause claim. CAA has a dispositive motion currently set for a hearing that might result in a quick decision by the United States District Court in Oakland. And then the loser will appeal to the Ninth Circuit Court of Appeals. Chal lenges take time.
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The landlord’s attorney stated that although one tenant vacated after receiv ing the Ellis eviction notice, it may have been for unrelated reasons. She stated that since the court found the eviction notices to be invalid, the landlord could not proceed under the Ellis Act and received no benefit. She stated that the facts constitute “extraordinary circum stances” justifying rescission under the Rent Board’s standard, and that the de nial of the landlord’s request for rescis sion results in an unlawful taking under California law.
16 SEPTEMBER 2022 | SF APARTMENT MAGAZINE
The tenant’s objection to the landlord’s ADU Declaration was granted. The ALJ found that the landlord’s proposed ADU construction project, resulting in the partial loss of a shared backyard, consti tutes a substantial reduction in housing services pursuant to Rent Ordinance Section 37.2(r). On appeal, the landlord argues that use of the backyard was not a housing service provided by the land lord in the tenant’s lease, and that any reduction in the usable square footage of the backyard as a result of the ADU construction project is not substantial.
Decision: To deny the appeal (5-0).
income housing tax credits impact
To learn more about the San Francisco Rent Board, call 415-252-4602 or go to sfrb.orgTheinformation contained in this article is general in nature. Consult the advice of an at torney for any specific problem. low rent-controlled
Editor’s Note: The following San Fran cisco Rent Board cases are real, though they have been edited for space and clarity. They have been selected to high light some of the more interesting cases that the board reviewed at its recent commission meetings. For full Rent Board agendas and minutes, please visit sfrb.org. 400 Block of Hyde Street
housing? COLUMN RENT BOARD REDUX
ADU Snafus written by THE SAN FRANCISCO RENT BOARD How do
A non-party neighborhood resident stated that he has been following this ADU project and the resulting Rent Board decision, and that the Rent Board should uphold the ALJ’s deci sion. He stated that the tenants were promised use of the backyard and garden area when they moved in, and that the landlord’s proposed backyard reduction will result in a substantial reduction in housing services.
The landlords appeal the decision deny ing their request for rescission of an Ellis eviction notice. In the decision, the ALJ found that the landlord failed to prove that no tenant vacated after the July 16, 2020 eviction notices were served, or that extraordinary circumstances ex ist to justify rescission. On appeal, the landlord argues that rescission should be granted for one unit because the ten ants did not vacate the unit, and that the decision violates the Takings Clause of the United States Constitution.
One tenant stated that she was shown the backyard and garden area of her building at the time she moved in, and she’s had access to that area ever since and uses it on a regular basis. She stated that the landlord’s proposed ADU proj ect would reduce the size of the back yard by approximately one-third, which constitutes a substantial reduction in housing services.
The attorney for the landlord stated that the subject property consists of 44 units adjacent to a shared backyard, and that any reduction in the square footage of the backyard in this case was not sub stantial; that the decision is problematic because the ALJ’s determination seems to be based on the landlord’s motiva tion for performing the work, which is irrelevant; and that the tenant’s lease specifically states that no other portion of the building is included for lease, which contradicts the ALJ’s finding that the lease was silent regarding the ten ant’s use of the backyard.
A non-attorney representative for the tenants said that the landlord’s argu ment in this appeal is that the language of the tenants’ lease should override the tenant protections contained in the Rent Ordinance. He also stated that use of the shared backyard was a housing service provided to the tenant at the inception of the tenancy, and that the subsequent conduct of the parties confirms that fact.
Decision: To deny the appeal (3-2). 400 Block of Union Street
A co-founder of the North Beach Ten ants Committee stated that she has worked with the tenants for several years, and that the owner had a long history of trying to get the tenants out before invoking the Ellis Act.She stated that one tenant moved out before the eviction notice expired because she was desperate to find new housing, and that even though the owner’s evic tion notices were invalidated by the court, the remaining tenants are con cerned that the owner may serve new eviction notices.
SF APARTMENT MAGAZINE | SEPTEMBER 2022 17 Call us for a FREE and confidential valuation of your property or to consult about your real estate needs. Mark Bonn Managing Director 415.225.8658 lic.:mark.bonn@compass.com01008844 Mirella Webb Senior Investment Advisor 415.640.4133 www.bonnwebbteam.comlic.:mirella.webb@compass.com01409540 Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials presented herein is intended for infor mational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed. COMMERCIAL NEWEST LISTINGS BY THE BONN/WEBB TEAM 1000 VALENCIA STREET 8 Spacious 2-Bedroom Units, 2 Ground Floor Commercial, 18 Car Parking Asking Price: $5,850,000 3681 24TH STREET 2 Vacant Full Floor Flats Delivered Vacant Perfect Owner/User Opportunity Asking Price: $1,750,000 518 AVENUE ALHAMBRA, EL GRANADA 12 Units and 12 Car Parking One Block Off of Hwy 1 and the Beach Asking Price: $5,000,000 903 PINE STREET (PENDING) 36 Units in Downtown First Time on the Market in Over 25 Years Approx. 10 Units Delivered Vacant Angelo Baglieri Senior Associate 415.814.8288 lic.:angelo.baglieri@compass.com01996324
The status of the current rental market is up for debate, depending on the data source; meanwhile, my personal expe rience as of mid-July is that the rental market is strong and rising. Interest rates and government interference seem to be the biggest concerns for apartment investors going into the second half of this year.
In 2020, the average GRM inched up ward to 16.02, and for 2021, multipliers dropped to 14.75. In 2022, the average GRM rose to 15.71—an approximate 3% increase in a year-over-year comparison.
The average price per unit followed a similar pattern as price per square foot, with increases every years except 2019.
Interest rates and government are the biggest concerns for investors during the second half of 2022.
At
18 SEPTEMBER 2022 | SF APARTMENT MAGAZINE T he economic headwinds impacting real estate and financial markets continued to grow through the second quarter of 2022. Value indicators remain down from pre-pandemic levels, and standard value measures softened incre mentally. Meanwhile, transaction levels and dollar volume figures demonstrate a vibrant marketplace, with the 5-9-unit sector taking center stage.
The average cost per unit had been rising steadily every year since 2017, until 2021, when it dropped approxi mately 15%. The average cost per unit was $454,000 in 2017, $506,000 in 2018 and 2019, and $518,000 in 2020. In 2021, the average price per unit dropped to $440,000, before rising to $453,000 in 2022—an approximate 3% increase in a year-over-year comparison. Dollar volume in the 5-9-unit sector through the second quarter was approx imately $189 million in 2017 and $188 million in 2018. This number dropped to $153 million in 2019, $134 million in 2020, and $129 million in 2021. The dol lar volume rebounded in 2022 to $199 million, the highest in a decade. 10-Plus Units
The following are 2022 first through sec ond quarter (January – June) statistics for the 5-9-unit sector and the 10-plusunit sector, versus the same period in 2017, 2018, 2019, 2020, and 2021. I am presenting a five-year window to pro vide a broader perspective, considering the circumstances since March 2020. 5-9 Units The average price per square foot was $511 in 2017, before reaching a decade high of $572 in 2018. The average price per square foot retreated 4.6% to $551 in 2019, and then rebounded to $593 in 2020, hitting another high. This num ber dropped to $531 in 2021 before dropping again to $499 in 2022—a 6% decrease in a year-over-year compari son and the first time the average price per square foot dipped below $500 since 2014. For the most part, Gross Rent Multipli ers (GRM) peaked in 2018 and have been slowly trending back until now. The average GRM was 18.32 in 2017, and bumped to an impressive 18.51 in 2018 before pulling back to 15.9 in 2019.
The average price per square foot was $550 in 2017, bumping up to $602 in 2018, and then retreating to $552 in 2019.
In 2020, the average price per square foot made a strong comeback to $616, before dropping again to $500 in 2021.
The downward trend continued in 2022 with a mid-year average price per square foot of $463—a 7.5% decrease in a yearover-year comparison and the lowest average since 2014. Gross Rent Multipliers were 17.62 in 2017, and then rose to a notable 18.58 in 2018—a high mark for the decade. GRMs pulled back to 14.83 in 2019, increased to 16.65 in 2020, and retreated again to 14.03 in 2021. GRMs dipped again in 2022 to 13.39—a 4.5% decrease in a yearover-year comparison and the lowest mid-year GRM in the last decade.
The average number of transactions dipped from 44 in 2017 to 36 in 2018 to 27 in 2019. This average increased to 31 Any Rate written by JAY GREENBERG
The average price per unit was $412,000 in 2017, $458,000 in 2018, before dip ping to $432,000 in 2019. In 2020, the average price per unit rebounded with a mid-year average of $487,000, and then dipped again in 2021 to $391,000. The average mid-year cost per unit dipped again to $349,000 in 2022—an 11% de crease in a year-over-year comparison and the lowest average since 2015.
Dollar volume has jumped around since 2017. The mid-year dollar volume was $343 million in 2017 and $337 mil lion in 2018, before dipping to $226 million in 2019. 2020 saw an impressive rebound to $304 million, before num bers dropped again to $196 million in 2021. There’s been another increase in 2022 to $285 million—a 45% increase in a year-over-year comparison.
COLUMN MARKET VIEW
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Two of the three value indicators in the 5-9unit sector had small gains, and transaction levels and dollar volume saw significant gains. Dollar volume increased by 53%, and the number of transactions increased by 49% in a year-over-year comparison. Most properties in the 5-9-unit sector are trading in the $2 million to $4 million price point.
in 2020 and 34 in 2021. As of mid-year 2022, there were 32 recorded closings.
While I’ve seen it reported that rental rates still haven’t reached pre-pandemic levels, personally, I am seeing good units in pre mium locations renting quickly at prices above 2019 averages. There is still absorp tion taking place in the studio and one-bed room market.
My Two Cents
A client of mine with 1,000-plus units says he is still below 2019 rents, but his vacan cies have shrunk from 74 (start of the pan demic) to 6 (currently). Other colleagues say that rents have steadily creeped up as we’ve moved through summer. The con sensus seems to be that units are renting at about 5% to 10% below pre-COVID levels, with the hardest hit neighborhoods lagging behind those numbers.
are above average Source:GRMsCoStar Comps YTD 16141210864201820 2018 2019 2020 2021 2022 5-9 Units 10+ Units Price Per Sq. Ft. Source: CoStar Comps YTD $300$200$100$0$400$500$600$700 2018 2019 2020 2021 2022 5-9 Units 10+ Units Price Per Unit Source: CoStar Comps YTD $600,000$500,000$400,000$300,000$200,000$100,000 2018 2019 2020 2021 2022 5-9 Units 10+ Units Source:Transactions CoStar Comps YTD 70605040302010080 2018 2019 2020 2021 2022 YTD 5-9 Units YTD 10+ Units
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On the flip side, larger, renovated units in well-kept buildings are renting above pre-pandemic levels. Personally, I have had three turnovers in the last 45 days—each rented quickly and for a higher price than my 2019 rental rates. Two of the three units are older units (remodeled 10 to 15 years ago), but I upgraded the kitchens, bath rooms, and fixtures more recently than that. The third unit was remodeled four years ago. All three units
The source of the numbers reported come from Jay Greenberg, Vitaly Rutus, San Francisco Multiple Listing Service, and Costar Comps.
In the 10-plus-unit sector, value indica tors retreated on average 4.5% to 11%. The number of transactions remained steady, slightly declining over the last year, while dollar volume saw a 45% increase in a yearover-year comparison.
Tape and Bag Lithium Batteries
Prevent Fires.
• Place clear tape over the contact points of used lithium batteries.
What should you do with old lithium batteries? A big part of the answer is clear tape. Old lithium batteries may no longer have the power to run devices, but they can still release energy though their contact points. Lithium bat teries that are not taped can cause fires in collection trucks and recycling facilities, and harm workers.
• Place the bag on top of your landfill bin. Recology will collect the bag, sort the batteries, and safely ship them to companies that specialize in battery recycling.
• Put taped lithium batteries in a clear plastic bag, and seal it shut.
SF APARTMENT MAGAZINE | SEPTEMBER 2022 21 in size with abundant closet space, and are in well-kept buildings in prime locations. Two of the three units were rented with one showing and received multiple quali fied applicants. I received many internet inquiries and direct calls from individuals who were out of state, planning to move to San Francisco for work in the coming months, which is always good news. The two biggest concerns for apartment investors are interest rates and government interference. Interest rates are straightfor ward, and although the largest rate hikes in recent times are upon us, they are not unat tractive rates. Loans for typical San Fran cisco apartment purchases are currently in the 3.85% to 4.85% range, with plenty of capital available. Financing remains a nonissue for most transactions. Government interference is not straight forward, and observing it often makes us wonder what the politicans are trying to accomplish. A new rent registration ordi nance is upon us that will create more jobs for San Francisco’s largest employer, the City. The San Francisco Apartment Asso ciation and the Small Property Owners of San Francisco claimed a victory in defeat ing San Francisco’s latest intrusion into the rights of housing providers. As a result, housing providers are no longer required to issue 10-day warning notices prior to the issuance of 3-day notices. (For more information on the rental reg istry, check out the April, May, and June issues of SF Apartment Magazine. For more information on SFAA’s victory over 10-day warning notices, turn to the News on page 8.) Several encouraging actions have taken place recently: the recalls of three San Francisco school board members and the San Francisco District Attorney. Citizens are standing up, making their voices heard, and creating change. The past few years have been quite a ride with so-called experts advising citizens on what is best for them. My advice: do not look outside yourself for the leader. For additional information related to any data points and/or market news, please contact Jay Greenberg at jayhgreenberg@apr.com.
The Preservation Wars
Written by DEVIN SMITH
Have you ever wondered how San Francisco decides what to preserve?
As with so much in the history of U.S. cities, preservation movements began largely in response to the heavy-handed excesses of midcentury redevelopment. The National Historic Preservation Act was passed in 1966, with many state and local measures coming around the same time. San Francisco introduced Article 10 (see sidebar on page 28) into the Planning Code in 1967, which created the Landmarks Advisory Board and a list of Designated Landmarks. But preservation is often a ground-up effort. Our most influential private organi zation is SF Heritage, founded by architects Charles Hall Paige and Harry Miller. By the time they formally incorporated in 1971, they’d already been active for several years: In 1963, they helped organize an architectural survey with the Junior League of San Francisco, published in 1968 as Here Today. Their overarch ing purpose was to advocate for the “historic look of San Francisco, the historic urban design patterns, the historic buildings of San Francisco” — but their im mediate concern was rescuing Victorians slated for demolition in the Western
Photo by Cosmin Serban on Unsplash: The Palace Hotel neon sign through the buildings of San Francisco.
The Preservation Wars
The modern era of preservation began in 2008, when Prop. J up graded the Landmarks Advisory Board—whose power was limited to recommendation-making—to the Historic Preservation Com mission (HPC), which can rule on historic status directly. Prop J was written by the Board of Supervisors and supported by several groups involved in anti-redevelopment activism and litigation in the 70s and 80s. It passed with 55% of the vote. Under this new arrangement, seven commissioners are appointed by the Mayor and approved by the Supervisors. But nothing is
Addition. After three years of negotiation and planning with the Redevelopment Agency, SF Heritage made its mark with the reloca tion of twelve Victorians over a single month in 1974, a dramatic un dertaking that captured the imagination of the press. By the mid-70s, SF Heritage was focusing on vulnerable buildings downtown. This was often an uphill battle, but their advocacy for since-demolished gems like the Alaska Commercial Building and the City of Paris department store highlighted the role preservation legislation could play in shaping the City. In 1979, they completed a major survey of downtown buildings, published as Splendid Survi vors, complete with a foreword by Herb Caen.
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This book introduced the evaluation system that is more-orless still used today: Buildings are assigned letter grades from A (highest importance) to D (minor, or no importance). SF Heri tage acknowledged that ranking systems were often disliked by historians, but stressed that “city planning officials, real-estate developers, and others in positions of influence over land use and development” required some form of quantification to take legislative action. These downstream effects were “the real justi fication for [their] use. If the preservation inventory is to be more than study to be filed away… it must respond to the realities of the modern political and economic decision-making processes.”
This pragmatism paid legislative dividends, as Article 10 was ex panded and strengthened over the years, often with SF Heritage’s input. The Historic District designation was added in 1972, and in 1985, Article 11 was passed, adding seven Historic Districts within the C-3 Downtown Commercial District, which runs along Market Street from Van Ness to the Embarcadero, and encompasses the Union Square area and parts of SOMA.
The modern era of preservation began in 2008, when Prop. J upgraded the Landmarks Advisory Board—whose power was limited to recommendationmaking—to the Historic Preservation Commission (HPC), which can rule on historic status directly.
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ever simple in San Francisco politics: Some of the inaugural ap pointees had to bow out due to conflicts of interest, and the SF Democratic party faced protests from trade unions, who feared the commission would “stifle construction and turn San Francisco into a no-growth, no-job city.”
With the HPC’s empowerment, concerns about equity began to sur face. Reporter C. W. Nevis noted, “There’s also an unpleasant little subtext to this. The brutal reality is that the preservationists are mostly middle-aged and white. Sure, they want to keep everything as it is; they aren’t the young, disadvantaged people of color who are trying to carve out a life in the city.” The Tenderloin Neighbor hood Development Corp. worried their recent affordable housing conversions would be impossible under stricter preservation rules.
During the 2010s, HPC’s focus broadened into cultural heritage, which includes not just the built environment, but “intangible assets” such as “customs and practices, artistic expressions, beliefs, languages, folklore, traditions, and even cuisine.” This shift was partly in response to the crushing economic reality of post-tech SF: Median rent rose 52% between 2010 and 2018, and a longitudinal study showed “almost 4,000 small businesses closing in 2014 alone. In contrast, only 693 small businesses closed in 1994,” the study’s first year.
The Cultural Districts program has a broader portfolio and more diffuse benefits. There are currently nine districts, which are de fined as “a concentration of cultural and historic assets, culturally significant enterprise, arts, services, or businesses, and a significant
The elliptical rotunda and glass skylight inside the City of Paris department store Mission San Francisco de Asis or Mission Dolores next to the Basilica in San Francisco’s Mission district. Old San Francisco Fire House, Engine 22, by OldDreamyshadeTransamerica Building
While Article 10 covers the built environment, cultural heritage is covered by programs like the Legacy Business Registry and Cul tural Districts. Placement on the Registry requires that a business has operated for at least 30 years and has “contributed to San Fran cisco’s history and identity.” It confers $500 per employee and $4.50 per square foot, to an annual cap of $50,000.
Into Intangibles
Front exterior of the Leander Sherman House, 2160 Green Street, San Francisco in June 2022 by TheBriefEditsCasebolt House on Pierce Street
By the year’s end, the SF Chronicle heralded the arrival of “The Preservation Wars,” whose running battles were waged in the tropical mists of the Tonga Room, under the unremarkable aw nings of the North Beach Library, and over heady pints of ale at the Gold Dust Lounge. By 2011, the Supervisors were convening hearings to “explore whether the cause of preservation has been carried to extremes.”
This is achieved via several interlocking programs administered by the Arts Com mission, the Mayor’s Office of Housing and Community Development, and the City Administrator, which are funded from a 1.5% hotel tax. These programs aim to “pro tect tenants from displacement and promote affordable housing,” as well as economic stabilization through job development and land use regulations that support arts and culture companies. Levers Back in March, the Planning Dept. released the draft Analysis of Governmental and Non-Governmental Constraints Element of the General Plan, which digs into why it’s so hard to build new housing in the City. Much of its focus will be familiar to this magazine’s readers: The costs and delays from the City’s byzantine permitting process, and the daunting complexity of our Planning Code. But the Constraints Element also includes a fascinating discussion of community opposition to new housing, noting that: “It is important to recognize the differences in the advocates and forms of protest.
Other constituencies, often more affluent, white, long-time homeowners, also feel under threat with a sense of change and loss of power but sit in a very different history and have more resources to gain advantage.
It is important to recognize the differences in the advo cates and forms of protest.
The Islam Temple (Alcatraz Theater) on Geary Street The Westerfeld House on Fulton Street The Flood Building on Market Street Old Transamerica Building Front exterior of the Leander Sherman House, 2160 Green Street, San Francisco in June 2022 by
26 SEPTEMBER 2022 | SF APARTMENT MAGAZINE portion of its residents, or people who spend time in the area, are members of a specific cultural community or ethnic group that historically has been discriminated against, displaced and oppressed.”
Many communities of color, especially the city’s Black and Native American communities, have experienced deep, multigenerational dispossession, harm, and near erasure... BriefEdits
“The City has few established and consistent ways to differentiate between forms or scales of harm as well as people’s motivations, vulnerabilities, and race in discretion ary outcomes... Further, many of the instabilities in the regulatory process come from these groups using mechanisms differently than their intended purpose, such as [CEQA], because no direct and transparent processes have been established.”
Many communities of color, especially the city’s Black and American Indian communi ties, have experienced deep, multi-generational dispossession, harm, and near erasure.
The process began with a hearing of the SF Historic Preserva tion Commission on April 6, 2022, which included a presentation by the project manager and exactly one public comment from Woody LaBounty, representing SF Heritage. It was quiet; a nonevent, really. The HPC unanimously moved the application for ward to the California State Historical Resources Commission for a hearing in June—which is where things got interesting.
Between the two hearings, housing advocates became aware of the application, and two dozen people called in with a prismatic bouquet of objections. They repeatedly cited SFW’s explicitly segregationist origins, the application’s timing with regard to SB9, California’s §8899.50 (which states that public agencies must “af firmatively further fair housing”), and the lack of advance notice for and public input at the first hearing.
Haight-Ashbury resident Christin Evans commented that their own “Neighborhood Council had made significant discussion around whether or not we should apply for historic places for the colorful Victorians in the neighborhood—which has had its fair share of history, including The Summer of Love—but it was really as a consideration that we wanted to see development and affordable housing coming into our community that we elected not to do that.”
Earlier this year, St. Francis Wood applied to the National Register of Historic Places. St. Francis Wood (SFW) is a resplendent garden suburb just south of West Portal, master-planned by the Olmsted Brothers and developed by Mason-McDuffie beginning in 1912. Its palatial single-family homes were designed by a veritable who’swho of California architects, and now fetch a median sale price of $3.5 SFWmillion.residents
Caller, You’re on the Air
For example, Discretionary Review, which anyone can request for any reason, adds a median of five months to the permitting process, during which the permit-seeker bears the cost of the delay. This pull-any-lever obstructionism happens frequently in San Francisco, and for better or worse, historic preservation is one of those levers. Preservation can be a crucial tool for furthering equity: SF Heritage partnered with neighborhood activists to help create the Tenderloin Historic District in 2008, which provides some protection for the district’s low-cost housing and SROs. But wealthy neighborhoods have a distinct advantage because of the way the review process is structured.
had been discussing pursuing an historic designa tion since the ’80s, but the formal efforts began in June 2020, with the St. Francis Homes Association (its HOA) as the main sponsor. The project team included four architectural historians, one land scape historian, and a dedicated cadre of neighborhood volunteers. The resulting documentation is awesome in the classical sense of the word: 200-plus pages of thorough research.
Several commenters were concerned that SFW’s designation could set a precedent, leading other wealthy neighborhoods to begin using historic preservation to gain exemption from upzoning laws. As Salim Damerdji commented, “The state is finally making an effort to reduce these patterns of segregation that had been going on for decades—and now we have these rich communities using esoteric legal means to ensure that doesn’t happen.”
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Considerations If it sounds like the housing advocates and architectural historians are talking past one another, it’s because they are. But the civil servants responsible for hearing these voices are instructed to plug one ear: Three separate times during the State hear ing, Chairperson Lee Adams III reminded callers, “The committee cannot consider social, economic, or environmental con siderations . . . Our sole consideration is evidence that pertains to whether or not a property meets the criteria for listing on the national registry.” Caller Steve Marzo replied, “We all under stand the criteria that you evaluate the proj ects on is narrow, but I don’t think it makes sense to not evaluate the consequences of those actions… We’re not on an island; we just really need to think holistically.”
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It also details how to secure a Cer tificate of Appropriateness, which is required to modify a protected building. “The proposed work shall pre serve, enhance or restore, and shall not damage or destroy, the exterior architectural features of the land mark... [and] not adversely affect the special character or special historical, architectural or aesthetic interest or value of the landmark and its site, as viewed both in themselves and in their setting, nor of the historic district in applicable cases.” This is confusing for the average homeowner because overlapping jurisdictions have different requirements, says Danny Cooke, a construction manager working on an A-class apartment building. For an Article 10 building, the HPC begins with a building’s records—way back to its construction—and “what they find will determine what will be allowed in the redevelopment.” It’s truly a case-by-case process. The HPC comes back to the develop ers with feedback; this can go on for several rounds, and “you can’t really touch the building until the permit has been approved,” says Cooke. On Cooke’s project, HPC permitting took four to five months with some COVID-19 delays. Larger buildings can take longer. Extra administrative costs went to an architect to man age the process, and “the permit itself was something like $2,500.” In fact, a Certificate of Appropriateness can run up to $7,700, depending on the planned alterations—and that’s all before construction costs. In his building, the developers wanted to change the windows, which the HPC required to be wood sash. They had to switch out “12 or 14 windows at $1,400 apiece, where aluminum or vinyl would be a fraction of that cost.”
The Commissioners seemed to sense that laypersons might see this procedural quirk—where discarding broader context is baked into the decision-making—as short-sighted at best, and at worst, a system intentionally designed to advantage the powerful. During his concluding com ments, Commissioner Alan Hess said, “One of the speakers earlier mentioned that there’s a larger historical discussion to be had here, and I would agree. The under standing of many people of what history is, what historic architecture is, the historic purposes of this commission are—there seems to be a lot of variation in what peo ple think of that.”
While most homeowners in St. Francis Wood supported the National Register ap plication, not all of them did. I spoke with one long-time homeowner who opposed it (and wished to remain anonymous to avoid conflict with neighbors). Their primary objection was that the designation seemed superfluous: Many residents who can afford to live in SFW do so specifically because of its architecture, and already take an active part in restoring and maintaining their homes. Additionally, the HOA has copies of the original house plans and exerts some control over home owners’ renovations. The homeowner said the HOA used SB9 as a scare tactic to convince residents to ap prove the designation push. They consid ered the prospect of a developer buying a mansion in one of SF’s most exclusive neighborhoods just to convert it to a remote fourplex—but would the HOA even allow this? The homeowner also objected to the considerable cost of the application’s prepa ration, which they would have preferred go to other upkeep. I contacted the SFW resident who spear headed the preservation project with questions about these points, but her wellwritten response was more of a general statement about the process. Rather than the passage of SB9, she cited the unex pected downtime of COVID-19 as the impe tus for pursuing the application.
“St. Francis Wood shares beautiful and historic architecture, the work of premier architects, gardens designed by the best and most noted landscape architects, and a history that participates in that of the City of San Francisco,” she wrote, and “those reasons are why, in fact, we are eligible to be listed.”
Hess continued that he was “very uncom fortable with speakers who reduced the history of St. Francis Wood to racism,” and that “the history of planned communities was much broader than that… The idea of planning was to make better communities. Better. Healthier. More conducive to rais ing your children in a good environment. Putting residents close to nature. Provid ing fresh air. Providing diversity in many ways, Plannedalso.”communities in subsequent decades built on Olmsted’s ideas, leaving behind the racial covenants and incorporat ing inclusive features like mixed density. (Hess also made the dubious argument that The Preservation Wars… continued on page 60 ARTICLE 10 Article 10’s statement of purpose showcases San Francisco’s trademark blend of naked capitalism and frothy esoterica: “The enhancement of property values . . . the increase of economic and financial benefits to the City and its inhabitants, and the pro motion of tourist trade” as well as “The enrichment of human life in its educational and cultural dimensions in order to serve spiritual as well as material needs, by fostering knowledge of the living heritage of the past.”
And from Kyle Kelly, “What I’d like to leave you with is that we do not have a historic district crisis. We have a housing crisis. We have a climate crisis. There’s a lot of dueling needs that are happening right now.”
San Francisco 5+ Unit Apartment Building Sales 12 Months Sales, by Price Segment 12 months sales reported to NorCal MLS Alliance through 6/30/22. Data from sources deemed reliable, but subject to error and revision. All numbers approximate, and may change with late-reported sales. Not all sales are reported to MLS. These numbers are generalities based upon a wide range of sales at very different prices, in very different locations.5-9 Unit Buildings 10-15 Unit Buildings 16+ Unit Buildings San Francisco Apartment Building Sales By Broker, 5+ Unit Residential Sales, 2019-2022 YTD* — Other San Francisco Brokerages — * Transaction-side sales, 5+ unit “residential income” buildings, 1/1/20 – sales reported by 6/30/22, per Broker Metrics. Sales reported to SFARMLS: Not all sales are reported. 200150100500 168 95 55 54 39 21 20 Median Sales Price Median Size Median $/Sq.Ft. Value 5-9 Unit Bldgs $2,725,000 5495 sq.ft. $529/sq.ft. 10-15 Unit Bldgs $4,570,000 9225 sq.ft. $588/sq.ft. 16+ Unit Bldgs $7,375,000 16,100 sq.ft. $461/sq.ft. 9 23 25 7 4 0 10 11 44 10 2 4 4
30 SEPTEMBER 2022 | SF APARTMENT MAGAZINE Home Grown Housing… continued on page 64
SF APARTMENT MAGAZINE | SEPTEMBER 2022 31 These testimonials may not be representative of the experience of other clients. Past performance does not guarantee or indicate the likelihood of future results. These clients were not compensated for their testimonials. Please speak with your attorney and CPA before considering an investment. *The Debentures will bear noncompounded interest at the annual rate of 9.25% per annum (365-day year basis) on the outstanding principal, payable monthly on between the twentieth and twentyfifth day of the following month. An investment in the Debentures will begin accruing interest upon acceptance and closing of the Investor’s Subscription Agreement. There is a risk Investors may not receive distributions, along with a risk of loss of principal invested. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please read the entire Memorandum payingspecial attention to the risk section prior investing. IRC Section 1031, IRC Section 1033 and IRC Section 721 are complex tax codes therefore you should consult your tax or legal professional for details regarding your situation. This material is not to be construed as tax or legal advice. There are material risks associated with investing in real estate securities including illiquidity, vacancies, general market conditions and competition, lack of operating history, interest rate risks, general risks of owning/operating commercial and multifamily properties, financing risks, potential adverse tax consequences, general economic risks, development risks and long hold periods. There is a risk of loss of the entire investment principal. Past performance is not a guarantee of future results. Potential cash flow, potential returns and potential appreciation are not guaranteed. Securities offered through FNEX Capital. ✔ Monthly Income Potential ✔ Cash Out Refinance - Defer Your Taxes & Receive Liquidity Potential ✔ Management Free - No More Tenants, Toilets And Trash! ✔ All-Cash/Debt-Free Offerings ✔ Tenants include Amazon, FedEx, Dollar General, Walgreens, CVS, Fresenius & More ✔ Close Your 1031 Exchange In 2-3 Days • All-New 1031 DST Digest Magazine • 1031 Exchange Property Listings • Introductory DST Book for Investors 9.25% Annualized Distribution Potential* Find Out Why Investors Choose Find Out How You Can Avoid Capital Gains Taxes, and More! DST Properties For Their 1031 FREEExchange DST Exchange1031ToolKit Get Your Call Today to Also Learn About a Real Estate Fund With: “We feel comfortable working with both of you and would not hesitate for a minute to invest again with Kay Properties and recommend you.” Maritza F. | Hialeah, FL “...We would invest again with Kay Properties” Wendy I. | Topanga, CA Register at or call 1.866.839.1825 www.KaySFAptMag.com
Written by NORA BOXER
SF Apartment Magazine: Can you tell us more about Cazeira? What do you do? Hannah Smith: Cazeira is a unified housing ecosystem. We believe technology can streamline the process of matching property owners and tenants by matching pre-screened, move-in-ready tenants with landlords. For both sides, the search and screening process can take a lot of time and energy, and involve burdensome back-and-forth.
32 SEPTEMBER 2022 | SF APARTMENT MAGAZINE
SFAM: What else does Cazeira do to help property owners besides streamlining the screening and selection Smith:process?There’s a lot of housing mismatch that happens; there are people who are maybe in one type of housing that could actually be in a different type of housing, which would then free up space for other peo ple to get into that type of housing. And so we’re trying to help people move along the housing continuum, and be housed appropriately for their circumstance. One thing our service does is de-risks tenants in a more comprehensive way than if you’re just filling units yourself. What we’ve heard from every single property manager is that you never totally know the risk— whereas with Cazeira, you have more of a guarantee. I mean, you can never give a guarantee on a human
New digital platform Cazeira, created by two Bay Area locals, aims to create a unified housing ecosystem. They also want to solve housing need by matching a broad spectrum of de-risked tenants with available units. We talk with CRO and co-founder Hannah Smith below.
Read on to learn how Cazeira’s technology plans to fix Bay Area housing.
Our platform is an ecosystem that brings together property owners, property managers, renters, and prop tech or fintech companies that are innovating in the multifamily housing rental industry. A lot of processes are currently being reimagined through technology—everything from furniture rental services to companies that help landlords with screening tenants; from companies that scan documents for fraud to companies that help with security deposits—and our platform brings them all into a unified ecosystem. “Unified” is the key word here, because currently, many people on both sides of the equation agree that securing a new tenancy can be a very fragmented process. By putting everything in one place, we can meet the dual goals of placing more people into units faster, and saving landlords time and resources when doing so. We’re not looking to bump any of these players in the ecosystem out or to be competition—rather, we’re trying to work with ev eryone to improve the process—to make it frictionless.
HomeHousingGrown
SF APARTMENT MAGAZINE | SEPTEMBER 2022 33
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36 SEPTEMBER 2022 | SF APARTMENT MAGAZINE being. But at the end of the day, we are go ing to give you a much more holistic view of the renter. And so if you look at a renter who makes $150K a year and has 750 credit score, that does not necessarily guarantee that they’ll be a good tenant. There’s a lot of alternative data we can provide to give a more holistic view; a more holistic risk as sessment of tenants. One thing that we learned during the pan demic is that people who are on the higher income spectrum actually tend to move around more because they have the finan cial liberty to do so. And so we saw a lot of people leaving their leases; even breaking their leases early and just paying out of them. Whereas folks who are at or under 80% Area Median Income (AMI) aren’t nec essarily going to be moving around quite as We’vemuch.also been talking to a number of developers who have been highlighting the fact that some neighborhoods are less desirable now that people aren’t go ing into offices down in the South Bay. Now that people aren’t getting on Google buses every day, there are a lot of units in the Mission and in the Tenderloin that are having a harder time being filled. Or even just if some of your units have a funky view—say, of another building—you may be having a harder time filling those units. But there are a lot of people out there that are fine with the weird view, right? It’s just about finding them—espe cially if you can de-risk them.
Our philosophy is that if we can solve some of the barriers for people who are in more need of support, then we are also solving problems for those who are less in need of support. The average income of ten ants with accepted rental applications is around $110,000 in San Francisco, and if a
Smith: Yes. Our pilot launched at the end of August. We’re in the process of onboarding 500 users. We are also in com munication with over a dozen programs working to support people to find housing, so the pilot will encompass a very broad range of potential tenants making any where from zero to 80% AMI. Not everyone we serve on the tenant side will be from a supportive program, but we do want to include that population.
talk about some of the challenges for people who are prospective renters who are still making a high in come—at or above AMI? Smith: Sure. I know for myself, the last time I needed to look for rental housing, it took me over 40 hours as a prospective tenant. I applied to tons of places; I had to get all of my documents in order; and every time I showed up to a new interview I had to bring everything, including the security deposit in hand. And I am a person without barriers to entry. There are a lot of people who don’t necessarily have $4,000 they can just show up with on the spot; or maybe they need a co-signer and they don’t have one; or maybe it’s just as simple as the fact that they work a full-time job and they can’t get to these listing interviews. It can be very difficult. So we’re really trying to break down a lot of those barriers, and also, in the bigger picture, there’s just a big digital gap as well. There’s no reason that we shouldn’t be able to better bridge between people who are looking for housing and people who are offering housing. So if people can self-report information and then be verified via our platform, and we can operate like a kind of Match.com for rental housing by using algorithms, and the landlord can still interview the prospective tenant but every thing else is already in place, it’s all just so much more efficient for all parties.
I’ll also refer to our CEO and my co-founder Julia D’Antonio here, who says, “More units need to become accessible to more work ing families, and to people in the 30% AMI range. We know we have an inventory problem, and granularly within that, many problems exist that make it expensive and difficult to build, making developing new units a very long process. As nonprofits and government tackle those issues, there need to be more opportunities within the supply that exist for good tenants who struggle to find a housing provider that matches their needs. Cazeira believes if we can bridge the divide that exists between housing providers and renters, we can open up more vacant units and fill those vacancies faster. As a whole, we can do better as a city to understand the individual interests and barriers of property owners and renters in order to create more opportunities for all San SFAM:Franciscans.”Canyou
Smith: While our technology works for renters at any income level, one of the reasons we built Cazeira is because we’re aware that there is a broad spectrum of people that, without the help of our service, might look riskier to landlords, but with the right kind of support and the right kind of guidance would actually be great tenants. We can match these people with landlords faster, and get units filled efficiently and in a de-risked, long-term way where you’re not going to have to worry about these tenants.
SFAM: You mentioned you’re in a pilot phase. Can you talk more about that?
SFAM: You mentioned housing people under 80% AMI. Can you talk more about your goal of housing people in this range? (Editor’s note: 100% AMI is currently $97,000 for an individual in San Francisco.)
SFAM: Cazeira is a for-profit company, versus a nonprofit, even though one of your goals is to create housing solutions for tenants within a broader swath of AMI percentages. How did you arrive at that Smith:decision?
Being a for-profit company was a conscious decision. It was really important for us to create a social impact, for-profit organization that benefits users, has a real social impact, and can also be a self-sustaining business model so that we can grow without depending on donations to run our company. It would be hard to have enough flexibility to meet the needs of our landlords and our renters if we were taking outside dollars. We believe there is a way for a for-profit business to operate very socially consciously, and we want to be a model for other companies that come about in the future by proving that this model works: that you can actually have a very tangible, lasting impact on your com munity while generating revenue. It doesn’t have to be one or the other.
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prospective renter makes below $72,000, they are more likely to get rejected. Anyone who is not in a position to buy a home within the next five years would be some one that we would be interested in helping. (Editor’s note: Bloomberg reports the me dian house price in San Francisco is $1.89 million as of June 2022).
Smith: We definitely want to gain feedback from landlords and property managers who want to be involved. Before we even built anything we did so many surveys, studies, and feedback sessions with potential tenant-side users about what they wanted to see; how they wanted the platform to look; and what they wanted it to do. We’ve been in touch with a number of landlords and property managers for their input on the other side of the equa tion, but we seek even more input. We know the Cazeira platform is something that could be very beneficial to people in the multifamily sector, but we want to fine-tune it to meet real needs. We really want to hear more about specific needs in regard to streamlining the process of fill ing an apartment. The readership of this magazine is really in the trenches, and so we’d love to hear about—and resolve—some of your pain points, whether they’re about document collection, more efficient ways to acquire leads and place tenants, or any thing else. Anyone owning or operating rental property in the nine Bay Area coun ties can get involved here: landlordspropertymanagerscazeira.com/
SFAM: You mentioned that in your beta phase, you also have a call to action for landlords and property managers to get involved as well.
Smith: Cazeira means “homegrown” in Portuguese. Julia is Brazilian, and moved to San Francisco as a child. We wanted a name that really encompassed what we’re trying to do, which is to allow people to grow from their home.
Laura L. Campbell Attorney Land Use Disputes
The Bay Area’s complicated and fast-moving real estate industry presents property owners with exceptional oppor tunities and challenges. KDV’s real estate practice provides a full spectrum of services, allowing clients to rely on one firm for all of their real estate needs.
Laura L. Campbell has extensive experience in landlordtenant litigation. She represents clients in breach of contract matters, quiet title actions, unlawful detainer lawsuits, tenant buy-out negotiations, and property management resolutions. She specializes in SF Rent Board matters, and routinely handles lot splits, mergers public hearings, zoning issues and ADU permitting.
38 SEPTEMBER 2022 | SF APARTMENT MAGAZINE
A. Jeanne Grove Managing Partner of Sonoma Office Co-Chair of Real Estate Practice Group HOA Disputes
A. Jeanne Grove focuses her practice on real estate and business litigation, including HOA and co-ownership issues, purchase/sale disputes and nondisclosure claims, and boundary, title, develop ment, and construction matters. She has 15 years of experience in mediation and arbitration, as well as all phases of civil litiga tion, from the pleading stage to trial and post-trial proceedings.
Sonoma, CA Office 19327 Sonoma Highway, Suite 100 • Sonoma, CA 95476 (707) 509-5260 • jgrove@kdvlaw.com • lcampbell@kdvlaw.com
Ashley E. Klein Managing Partner of San Francisco Office Co-Chair of Real Estate Practice Group
SFAM: What does your name mean, and can you tell us a bit more about how was the company was founded?
Founded 35 years ago, Kaufman, Dolowich & Voluck is an internationally recognized litigation firm, meeting the diverse demands of our clients.
San Francisco, CA Office 425 California Street, Suite 2100 • San Francisco, CA 94104 (415) 926-7600 • aklein@kdvlaw.com
Landlord-Tenant Disputes Ashley E. Klein represents clients ranging from real estate investment trusts, homeowners in wrongful eviction defense, unlawful detainer, and property management matters. She counsels Bay Area homeowners about their rights and options under the SF Rent Ordinance, statewide rent control regula tions and the Costa-Hawkins Rental Housing Act.
• Email SFAA at MemberQuestions@sfaa.org
We founded Cazeira about a year and a half ago. Julia worked in the housing sector for over a decade, including with the Coalition on Homelessness for a long time, before go ing to business school at Haas, specifically with the goal of creating housing solutions in mind. She’s continued to be involved on a volunteer basis on the Prop C Committee, and with a few other organizations.
Cazeira is launching a closed pilot. Be one of the first landlords or property managers to sign up for the platform and you’ll get first access to pre-screened applicants, as well as have the opportunity to provide input and feedback on the Cazeira platform’s features. Con tact hannah@cazeira.com to get started. managerscazeira.com/landlordsproperty
• New sfaa.org website launched!
Julia and I have known one another for a really long time—we both grew up in San Francisco, and went to school together as kids. San Francisco’s a small place. Julia has personally gone through periods of housing insecurity; she’s experienced how difficult housing can be in San Francisco. Through her work and her own housing struggles, this idea was born. She knew that the process could become more efficient. And so this problem we’re trying to solve is one that’s a very personal problem to both of us, and something that she has spent her entire career working on. As for myself, my career has been in business development and partnerships in the Bay Area tech world. Around the time Julia approached me, in 2020, I was seeking to get involved in social impact entrepreneur ship, so it worked out perfectly. She has the knowledge and the background on the housing side; I have it on the tech side, and we thought bringing those skills together would be really beneficial.
• Follow SFAA on Twitter at twitter.com/SFAptAssoc 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 on Facebook. Search “San Francisco Apartment Association” and “Like” it to add it to your news feed. Follow SFAA on Twitter at twitter.com/SFAptAssoc
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Nora Boxer is a freelance writer and former editor of SF Apartment Magazine.
SF APARTMENT MAGAZINE | SEPTEMBER 2022 39
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San Francisco is a rent-controlled juris diction, which means regulated rents may only be increased at the rate of 60% of Bay Area Consumer Price Index (CPI) per year. Now, there are addi tional bumps for operating and mainte nance expenses, capital improvement passthroughs, and bond passthroughs, but many of us find that these rates hardly keep up with the actual carrying costs (and sometimes the liabilities) of providing housing.
—Justin A. Goodman
Frankly, it may very well be the case that they just bought a vacation home or an investment property or whatever, and Rule 1.21 doesn’t care if your housing subsidy enriched your tenant enough to buy a property elsewhere. It cares that the tenant is residing there as their pri mary Frustratingly,residence.the Rent Board has previ ously even indulged multiple “primary residences” with the right story. (Com pare the upcoming ballot measure for a vacancy tax that penalizes owners who don’t spend the night at least 183 days per year.) So, marshal your evidence beforehand. Set up common area cameras that track entry (but are not aimed anywhere private!). Landlord attorneys regularly hire private investigators to conduct database searches (on the above-men tioned records) or even to perform stakeouts. Your PI will be your key wit ness in explaining why the investigation shows a “tenant” with only a casual con nection to their apartment.
Q. A tenant gave her 30-day notice to vacate. I quickly found new tenants and signed a lease with them. But now the cur rent tenant wants to rescind the notice to vacate. Since I have already signed a new lease, I would rather not accept this re scission. What are my options?
A. Short answer: Yes. Long answer: Hold on a minute.
A. Unfortunately, your options are limited. Tenants in San Francisco may unilaterally rescind their notices to vacate before they move out. They can do that because a failure to honor or otherwise comply with a tenant notice to vacate is not a “just cause” reason to terminate the tenancy, meaning your recourse under the local rent law won’t include compelling the existing resident to Andleave.since you have already signed up a for a new tenancy, and because two tenancies cannot occupy the same space at the same time, you might be liable to the folks that have a new rental contract with you but are unable to move in as planned. The lesson imparted by this scenario is to never sign a new residen tial lease until the prior occupants have permanently vacated, period. Even if that means the incurring of some down time, so be it.
Those who use their apartments as a pied-à-terre are not entitled to rentcontrol benefits.
COLUMN LEGAL Q&A
42 SEPTEMBER 2022 | SF APARTMENT MAGAZINE
Those who use their apartments as a pied-a-terre are not entitled to these ben efits and may be subject to a market-rate rent increase. The standard for this in crease is found in Rent Board rule 1.21, which focuses on the address on the tenant’s driver’s license, where they’re registered to vote, where they’re reg istered for tax purposes, utility billing addresses, homeowners’ tax exemption address, where their personal property is, and the like. Unlike the annual allowable increase, this one requires a petition before an increase becomes valid. (Your question is “Can I,” and certainly the answer is, “Yes.”) But, keep in mind that the Rent Board has relaxed rules of “discovery,” adopting a “bring your own evidence” policy. If you confront your tenant at the hearing with nothing more than the boilerplate “primary residence” lan guage in their deed of trust on their “va cation home” in Guerneville and some argumentative questions, you’ll lose that petition—so long as they’re willing to deny everything and come up with a plausible explanation.
The policy of rent control is to prevent displacement and promote decent, safe, and sanitary housing for San Francisco’s renters—particularly seniors and those receiving fixed or low incomes. How ever, this policy is not achieved when “tenants” are not “tenants in occupancy.”
Q. A tenant recently bought a home out-of-state, naming it their primary residence. Can I start a petition with the Rent Board to increase their rent to market rate?
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44 SEPTEMBER 2022 | SF APARTMENT MAGAZINE
SF APARTMENT MAGAZINE | SEPTEMBER 2022 45 40 YEARS OF EFFECTIVE, HANDS ON EXPERIENCE! PROVEN EXPERTISE IN: PROPERTY MANAGEMENT PROPERTY LEASING SALES & ACQUISITIONS Renee A. Engelen, DRE 01879547 PRESIDENT Professional Property Managers Association of San Francisco CONSULTING PROJECT MANAGEMENT CONTRACT NEGOTIATIONS (415) 810-6020 INFO@HRHREALESTATE.COM Give 10 Get 10! G i v e u s 1 0 m i n u t e s o f y o u r t i m e , l e a r n h o w w e c a n i n c r e a s e y o u r b o t t o m l i n e a n d g e t a S t a r b u c k s g i f t c a r d o n U s ! w In San Francisco, managing and owning rental property can be a tough business. Keep your manager up to date with the latest news, legislation, trends and analysis of the industry. SFAA members can now send their managers or friends SF Apartment Magazine for only $65 a year. Subscriptions must be registered and billed to an SFAA member. Sign up today! Online: Phone:www.sfaa.org/membership415-255-2288 extra extra read aboutallit sf.0611.subscription.filler.indd 1 5/20/11 1:16 PM
During the legislative process, SFAA reaches out to members of the Board of Supervisors to ad dress points of concern, support, or opposition regarding any given legislative or policy proposal that impacts rental housing provid ers. On issues that are particularly harmful for property owners, like the COVID-19 Tenant Protection Ordinance, we’ll mobilize our mem bership in a grassroots effort to engage members of City Hall. But oftentimes, especially in an increasingly tenant-friendly city, these proposals get voted into law anyway. During a legislative hearing last year, for example, the Land Use Committee heard from hundreds of small property owners. In the legis lative file, there are 6,000 pages of comments from San Franciscans, almost all from housing providers opposed to the legislation. And yet, the ordinance was approved by a vote of 10-1. SFAA established its legal fund in 1998, and when the Board of Su pervisors passes ordinances that violate our members’ rights, we have no choice but to file litigation against the city. In recent years, we’ve seen a pattern of laws being passed that don’t consider or address the perspectives of housing providers. We ask that you donate to the SFAA Legal Fund today. Please write a check to the “SFAA Legal Fund” and mail it to the SFAA office at 265 Ivy Street, San Fran cisco, CA 94102 to support this ef fort and to help build the legal fund to function as a deterrent against future harmful proposals.
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Seismic • General Capital Improvements • Operating and Maintenance and also • Annual Increase letters
• General We prepare petitions for Call us today at 415-333-8005 to find out how you can benefit. Take advantage of the Rent Board rules that benefit you. We have 18 years of experience and have filed hundreds of successful passthroughs.
So, with regard to the hopeful renters that signed the new lease with you but are unable to move in, the good news is that their damages are limited to incurred moving bills and perhaps the expense of having to find a new comparable dwell ing on short notice, which may entail holdover rents, hotel fees, and other tem porary lodging costs. What likely cannot be sought are punitive damages, attorney fees, and statutory penalties.
With regard to recourse, the current SFAA Tenancy Agreement states as follows: “If Tenant intends to vacate at the end of the original term of this Agree ment, or at any other time after the original term of this Agreement, Ten ant must give Owner at least thirty (30) days prior, written notice of Ten ant’s intention to terminate the ten ancy and vacate the Premises. Tenant may rescind said notice within five (5) calendar days after it is served on Owner without incurring liability to any person. Such rescission must be in writing, and delivered to Owner. Thereafter, if Tenant fails to vacate the Premises on or before the date set forth in Tenant’s notice, Tenant shall be liable for any costs incurred by Owner or any third parties who relied upon Tenant’s notice terminating the tenancy. Tenant’s failure to pay any such sums within twenty (20) days after demand shall be deemed a mate rial breach of the Agreement.”
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Passthroughs PAY!
Finally, for those of you doing buyout agreements, remember that the buyout law affords the tenant a nonwaivable 45-day re scission period, so even if someone leaves before the expiration of that timeframe, they can always come back within 45 days after they signed the buyout contract—no matter what you have done or are planning to with the apartment. —Dave Wasserman The information contained in this article is gen eral in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100.
Even without this lease covenant, a resident that gives notice and then fails to adhere to it may ultimately become liable to you if the hopeful occupants sue for their money damages when you cannot give them their desired new home. But, as is lamented over and over again in these discussions, actually collecting from current or former tenants poses logistical challenges and, as stated above, at the end of the day, the people you signed the new lease with will not get what they want. Thus, let the fol lowing be repeated: Never sign on to a new tenancy until the existing one has been extinguished by all occupants, including subtenants, guests, and other inhabitants occupying the rental housing. Indeed, remember that even if the actual tenants give notice and thereafter depart as announced, if they leave others behind, you confront the exact same problem of not being able to deliver the housing that you contractually promised to someone else.
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SF APARTMENT MAGAZINE | SEPTEMBER 2022 47
1. SFAA’s Improved Website Live!
MONDAY, SEPTEMBER 12 Board of Directors Mtg. 11:30 a.m. WEDNESDAY, SEPTEMBER 14 Lunch & Learn Parking & Towing Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $45 Non Members $65 THURSDAY, SEPTEMBER 15
Landlord 101 Part I Webinar Zoom Webinar System 10:00 a.m. to 1:00 p.m. Members $6 Non Members $130 WEDNESDAY, SEPTEMBER 21 Lunch & Learn Lease Enforcement Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $4 Non Members $65 WEDNESDAY, SEPTEMBER 21 Virtual Member Meeting Candidates and Issues Night
48 SEPTEMBER 2022 | SF APARTMENT MAGAZINE join online at sfaa.org or call 415.255.2288
THURSDAY, SEPTEMBER 22 Landlord 101 Part II Webinar Zoom Webinar System 10:00 a.m. to 1:00 p.m. Members $65 Non Members $130 WEDNESDAY, SEPTEMBER 28 Lunch & Learn Dealing with Difficult Tenants Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $45 Non Members $65 THURSDAY, SEPTEMBER 29 Asset Protection for Property Owners/Guard Against Unforeseen Liability Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m. Legal Fund Donation Suggested
SFAA MEMBER MEETINGS ARE HELD VIRTUALLY DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG.
SFAA offices will be closed on September 5th in observance of Labor Day and October 10th in observance of Columbus Day. October
TUESDAY, OCTOBER 11 Rent Increases, Anti-Price Gouging, and What It Means During States of Emergency Webinar Zoom Webinar System 11:00 a.m. to 12:00 p.m. Legal Fund Donation Suggested WEDNESDAY, OCTOBER 12 Lunch & Learn Initial Inspection Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $45 Non Members $65 THURSDAY, OCTOBER 13 Annua SFAA Trophy Awards 5:00 p.m. to 8:00 p.m. St. Regis Hotel Terrace WEDNESDAY, OCTOBER 19 Lunch & Learn Move Out Assessment Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $45 Non Members $65 THURSDAY, OCTOBER 20 Resident Screening Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m. FREE for SFAA Members TUESDAY, OCTOBER 25 Lunch & Learn Addressing the Needs of Aging Tenants Webinar Zoom Webinar System 11:00 a.m. to 1:00 p.m. Members $45 Non Members $65 WEDNESDAY, OCTOBER 26 Lunch & Learn Security Deposit Returns Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $45 Non Members $65 THURSDAY, OCTOBER 27 Passing Property to the Next Generation Webinar Zoom Webinar System 10:00 a.m. to 11:30 a.m. Legal Fund Donation Suggested
WEDNESDAY, SEPTEMBER 7
Lunch & Learn 30-Day Notice of Intent to Vacate Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $45 Non Members $65 FRIDAY, OCTOBER 7 2022 Legislative & Judicial Recap Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m. $25 Legal Fund Donation
Lunch & Learn Serving Notices Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $45 Non Members $65 THURSDAY, SEPTEMBER 8 Attract & Screen the Best Renters More Efficiently Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m. FREE for SFAA Members
sfaa 2022sfaa2022calendar
MONDAY, OCTOBER 3 Board of Directors Mtg. 11:30 a.m. TUESDAY, OCTOBER 4 You Bet Your Assets! What You Need to Know About ESA Processing & More Webinar Zoom Webinar System 10:00 a.m. to 11:30 a.m. Members $45 Non Members $65 WEDNESDAY, OCTOBER 5
September
SF APARTMENT MAGAZINE | SEPTEMBER 2022 49 join online at sfaa.org or call 415.255.2288 & information
ALLOWABLE RENT BOARD FEE
SAN FRANCISCO’S BOARDRENT
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.
FEE
SFAA’S SERVICESCREENINGTENANT THROUGH INTELLIRENT
ALLOWABLE RENT INCREASES PERIOD AMOUNT 03/01/22 - 02/28/23 2.3% 03/01/21 - 02/28/22 .7% 03/01/20 - 02/28/21 1.8% 03/01/19 - 02/29/20 2.6% 03/01/18 - 02/28/19 1.6% 03/01/17 - 02/28/18 2.2% 03/01/16 - 02/29/17 1.6% 03/01/15 - 02/29/16 1.9% 03/01/14 - 02/28/15 1.0% 03/01/13 - 02/28/14 1.9% 03/01/12 - 02/28/13 1.9% 03/01/11 - 02/29/12 0.5% 03/01/10 - 02/28/11 0.1% 03/01/09 - 02/28/10 2.2% 03/01/08 - 02/28/09 2.0% 03/01/07 - 02/29/08 1.5% 03/01/06 - 02/28/07 1.7% SAN FRANCISCO RENT BOARD 25 Van Ness Avenue #320 San Francisco, CA 94102 www.sfgov.org/rentboard415-252-4600
COLLECTABLE FROM TENANTS 2021-2022 $29.50 2020-2021 $25.00 2019-2020 $25.00 2018-2019 $22.50 2017-2018 $22.50 2016-2017 $20.00 2015-2016 $18.50 2014-2015 $18.00 2013-2014 $14.50 2012-2013 $14.50 2011-2012 $14.50 2010-2011 $14.50 2009-2010 $14.50 2008-2009 $14.50 2007-2008 $13.00 2006-2007 $11.00 2005-2006 $10.00 2004-2005 $11.00 2003-2004 $21.50 CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION 415-252-4600 sfgov.org/rentboard
INCREASESRENTALLOWABLE 2022 – 2023: 2.3% Effective March 1, 2022, through February 28, 2023, the allowable annual rent increase is 2.3 %. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.
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.
2022
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.
STEP 1: Create a free account at myintellirent.com/agent-signupsfaa.
CONTACT INTELLIRENT FOR MORE INFORMATION: 415-849-4400
ONINTERESTDEPOSITS
Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999.
$29.50
The capital improvement interest rates for 3/1/22 through 2/28/23 are listed below: AMORTIZATION RATEINT. MULTIPLIER 7 YEARS 1.1% .01237 10 YEARS 1.4% .00894 15 YEARS 1.7% .00630 20 YEARS 1.9% .00501
INTEREST ON DEPOSITS PERIOD AMOUNT 03/01/22 - 02/28/23 0.1% 03/01/21 - 02/28/22 0.6% 03/01/20 - 02/28/21 2.2% 03/01/19 - 02/29/20 2.2% 03/01/18 - 02/28/19 1.2% 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%
IMPROVEMENTSCAPITAL
BEDBUG DETECTION CROWN & SHIELD AuroraSOLUTIONS-PREMIERPESTGarcia-Vidaca www.premiercaninedectection.comJordanPREMIERwww.crownandshieldpestsolutions.com415-893-9551CANINEDETECTIONGarcia415-612-6645
DRAIN SERVICES PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com
ServicesProfessionalDirectory
SFAA
ATTORNEYS BARTH CALDERON, LLP Paul Hitchcock 415-577-4685 Paul@barthattorneys.com BORNSTEIN LAW Daniel Bornstein, Esq. 415-409-7611 DOWLINGwww.bornstein.law&MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 FRANKwww.dowlingmarquez.comKIMESQ.,EVICTION ASSISTANCE Jo Biel 415-752-6070 KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com FRIED,www.kts-law.comWILLIAMS
HERZIG & BERLESE Barbara Herzig 415-861-8800 bherzig@hbcondolaw.com ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 LAWwww.leadbetterlaw.comOFFICESOFSCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871
ACCOUNTANTS SHWIFF, LEVY & POLO LLP Elizabeth Shwiff 415-291-8600 x232 www.slpconsults.com ALARM COMPANY AEC StephanieALARMSChen 408-298-8888 Ext: 121 sc36@aec-alarms.com
LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644
len@mastrolawgroup.com MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 MILLARwww.msllp.lawANDASSOCIATES, APLC James Millar 415-981-8100 x101 LeoNIVENMillar-law.com&SMITHM.LaRocca 415-981-5451 leo@nivensmith.com REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000
& GRICE CONNOR Clifford E. Fried 415-421-0100 EricHAASwww.friedwilliams.comNAJARIANLLPMurphy (415) 788-6330 emurphy@hnattorneys.com
DanielLAWwww.scottokamotolaw.comOFFICESOFDANIELPICCININIPiccinini415-345-8610 danielpiccinini@att.net
PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION Renee A. www.ppmaofsf.orgEngelen renee@hrhrealestate.com
Eric Scaff (415) 834-1031 sequent-rewm.com escaff@sequent-rewm.com
ARCHITECTURE OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 DawnQwww.openscopestudio.comARCHITECTUREMa 415-695-2700 www.que-arch.com ASSOCIATIONS
EdwardTHEwww.sfrealestatelaw.comLAWOFFICEOFEDSINGERSinger650-393-5862www.edsinger.netMASTROMONACOREALPROPERTYLAWGROUPLeonardMastromonaco415-354-2702
LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 SEQUENTwww.lex1031.com
EXCHANGEDEFERREDSERVICES
DaveWASSERMANWasserman 415-567-9600
STEVENwww.reubenlaw.comADAIRMACDONALD&ASSOCIATES,PCStevenAdairMacDonald(415) 956-6488 www.samlaw.net sam@samlaw.net
Dave@wassermanoffices.com
www.zatlaw.comJohnZANGHIwww.zfplaw.comAndrewZACKS,www.wiegellawgroup.comAndrewWIEGELwww.davewassermansf.comLAWGROUPJ.Wiegel415-552-8230FREEDMAN&PATTERSON,P.C.M.Zacks415-956-8100TORRESARSHAWSKY,LLPP.Zanghi415-977-0444
LEASINGCOMMERCIAL/RETAILSERVICES BLATTEIS REALTY CO. David Blatteis 415-981-2844 www.sfretail.net PERMITSCONSULTANTS:&PLANNING EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com CONTRACTORS DECK & BALCONY INSPECTIONS, INC. Dan Cronk 916-548-6943 dan@deckandbalconyinspections.com CORPORATE RENTALS RobbAMSI Fleischer 415-447-2020 www.amsires.com CREDIT REPORTING CassandraINTELLIRENTJoachim 415-849-4400 www.myintellirent.com
50 SEPTEMBER 2022 | SF APARTMENT MAGAZINE 1031 TAX
PAINTING SUPPLIES DUNN-EDWARDS PAINTS Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com
COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com EMERGENCY SYSTEMS, INC. Eric Hagerman (415) 564-0400 esmfire@earthlink.net PRIBUSS ENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com GARBAGE COLLECTION SERVICES RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 RECOLOGYrecologysf.comSUNSET
ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 BARBARYwww.arm-i.comINSURANCE
MELGAR REAL ESTATE SERVICES Suzy Melgar 650-745-8186 info@mresbayareahomes.com MANAGEMENTPROPERTY ADVENT PROPERTIES, INC. Benjamin Scott, CCRM
LOCKSMITHS CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086
AEC ALARMS 408-298-8888 Ext: 121 SFfire@aec-alarms.com
BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com
PEST CONTROL ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 AuroraSOLUTIONS-PREMIERCROWNwww.atcopestcontrol.com&SHIELDPESTGarcia-Vidaca www.crownandshieldpestsolutions.com415-893-9551 PLUMBING & HEATING C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 PRIBUSSwww.crreichel.comENGINEERING, INC. Selina Pribuss 650-588-0447 selina.p@pribuss.com LarryRwww.pribuss.com&LPLUMBINGBustillos 415- 651-4977 larry@rl.plumbing URGENTwww.rlplumbingsanfrancisco.comROOTERANDPLUMBING INC.
JerryAMOREwww.alexandersonproperties.comEricALEXANDERSONwww.adventpropertiesinc.com510-289-1184PROPERTIESAlexanderson415-285-3737REALESTATE,INCHsieh415-567-4800www.amoresf.comAYSMANAGEMENTKevinNewsome510-708-0165
ayspropertymanager@gmail.com BEAM PROPERTIES, INC. Darius Chan 415-254-8679 darius@sfbeam.com BORN PROPERTY MANAGEMENT Jason Born 650-271-7048 x 111 Jason@bornpm.com BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 MichaelCREATIVEwww.citywidesf.comWEALTHCAPTIALGallin415-779-6241 mike@creativewealthcapital.com
CONSULTINGENVIRONMENTAL P.W. STEPHENS ENVIRONMENTAL Sheri Buenz 510-651-9506 sherib@pwsei.com
Albert Lee 415-387-8163 urgentrtr@sbcglobal.net MANAGEMENTPROJECT
INSURANCE
FIRE CONTRACTORSPROTECTION
INTERNET PROVIDERSSERVICES MichaelCOMCAST/XFINITYJuliano 925-495-9922 www.xfinity.com LENDING / FINANCIAL SERVICES FIRST FOUNDATION BANK Michelle Li 415-794-2176 www.ff-inc.com LENDING / FULL SERVICE BANKS LUTHER BURBANK SAVINGS Gabriel Basso www.lutherburbanksavings.com510-601-2400
WARMAN SECURITY Peter Badertscher 415-775-8513 www.warmansecurity.com MAINTENANCE REPAIR SERVICE MAVEN MAINTENANCE, INC. Craig Lipton www.wcpm.comJosephWESTwww.mavenmaintenance.com415-829-2207COASTPROPERTYMANAGEMENTKeng415-885-6970ext.101
INSURANCE COMPANIES
SF APARTMENT MAGAZINE | SEPTEMBER 2022 51
Jabal Engelhard 415-279-6113 RichGREATwww.sfescapeartists.comESCAPESERVICESHenderson www.greatescapeservice.com415-566-1479
SCAVENGER Dan Negron 415-330-2911 BrianaVALETrecologysf.comLIVINGSellers 813-613-5073 briana.sellers@valetliving.com www.valetliving.com
LENDING / INSTITUTIONS CHASE COMMERCIAL TERM LENDING Sharon Groenendyk www.chase.com/commercialbanking415-315-8464
David.gordon@gordoninsurance.com
BROKERAGE Gerald Becerra 415-788-4700 PaulINSURANCECOMMERCIALwww.barbaryinsurance.comCOVERAGEAGENCYTradelius415-436-9800 GORDONwww.comcov.comASSOCIATES DaveSERVICESGordon, CLU 650-654-5555x6972
MEDIATION THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE Scott Goering 415-782-8940 sgoering@sfbar.org PACKAGE SERVICE DanFETCHBeary 978-503-9540 dbeary@fetchpackage.com
PAINTING CONTRACTORS KRUITPAINTING, INC. Pieter Kruit 415-254-7818 BrianPACwww.kruitpainting.comWESTPAINTINGINC.Beaulieu www.tarapropainting.comBrianTARAwww.peterspainting.comPeterPETERSwww.pacwestpaintinginc.com415-457-0724PAINTINGSERVICESPantazelos415-647-4722PROPAINTINGINC.Layden415-822-2011
FIRE ESCAPE INSPECTION & MAINTENANCE ESCAPE ARTISTS
PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727
VESTAwww.wcpm.comASSETMANAGEMENT
OPEN WORLD PROPERTIES
Michelle L. Horneff-Cohen 415-661-3860
PaulGAETANIwww.equity1sf.comREALESTATEGaetani 415-668-1202 www.gaetanirealestate.com
|
PONTAR REAL ESTATE Merri Pontar 415-421-2877
HRH REAL ESTATE SERVICES CORPORATION
managementpropertymembers
GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265
PROPERTY MANAGEMENT SYSTEMS
52 2022 SF DEWOLF REALTY CO. INC. William A. Talmage 415-221-2032
ROCKAWAYwww.RMCsf.comRESIDENTIAL MANAGEMENT Kristine Abbey www.rockawayresidential.com650-290-3084
LINGSCH REALTY Natalie M. Dress 415-648-1516
misha@plco.net
MERIDIANwww.lingschrealty.comMANAGEMENT GROUP Randall Chapman 415-434-9700 NaeemMICSPACES,www.mmgprop.comINC.Farhokhnia 818-404-8996 naeem@mlcspaces.com
PRIMEwww.pontarrealestate.comMETROPOLISPROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com
Renee A. Engelen (415) 810-6020
RaymondPROPERTYJACKSONwww.ipsmanagement.ccClaytonINCOMEwww.hrhrealestate.comPROPERTYSPECIALISTSLlewellyn408-446-0848GROUPMANGEMENT,INC.Scarabosio415-608-8300 ray@jacksongroup.net
James D. Mullin 415-470-0450 jamesdmullinre@gmail.com JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com
FrankPROEQUITYAMBumbalo 415-531-2669 frank@proequityam.com
Jonathan Daryl Fleming 510-250-0946
DanteCECCHINIwww.amsires.comRobbAMSIwww.adventpropertiesinc.com510-289-1184Fleischer415-447-2020REALTYCO.Cecchini,CCRM415-550-8855www.cecchinirealty.comCITYWIDEPROPERTYMANAGEMENTCarolCosgrove415-552-7300www.citywidesf.comDEWOLFWilliamTalmage415-221-2032www.dewolfsf.comGAETANIREALESTATEPaulGaetani415-668-1202www.gaetanirealestate.comGREENTREEPROPERTYMANAGEMENT415-828-8757www.greentreepmco.comHRHREALESTATESERVICESCORPORATIONReneeA.Engelen(415)810-6020www.hrhrealestate.comJ.WAVROPROPERTYMANAGEMENTJamesWavro415-509-3456LINGSCHREALTYNatalieM.Drees415-648-1516www.lingschrealty.comPAULLANGLEYCOMPANYMishaLangley415-431-9104x301
J.J.REALwww.propertymanagementsystems.netMANAGEMENTCOMPANYPanzer415-821-3167www.RMCsf.comS&LREALTYRobertLink415-386-3111www.slrealty-sf.comSTRUCTUREPROPERTIESCoreyEckert415-794-0064www.structureproperties.comSUTROPROPERTYMANAGEMENT,INC.SalmanShariat415-341-8774www.sutroproperties.comVERTEXPROPERTYGROUPCraigBerendt415-608-3050vertexsf.comWEST&PRASZKERREALTORS
Eric Andresen 415-885-6970
ADVENT PROPERTIES, INC. Benjamin Scott, CCRM
GeorgeGMwww.greentreepmco.comScottGREENTREEwww.goodwin-realty.comPROPERTYMANAGEMENTMoore415-828-8757GREENREALESTATEINC.Green415-608-6485 ggreen@gmgreen.com GORDONwww.gmgreen.comCLIFFORD
APARTMENT MAGAZINE
Michael Klestoff 415-661-5300 WESTwww.wprealtors.comCOASTPROPERTY MANAGEMENT
PROGRESSIVEwww.pontarrealestate.comPROPERTY GROUP Dace Dislere & Joe Gillach 415-515-4329
Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167
Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® BrianRAMSEYwww.propertymanagementsystems.net415-661-3860PROPERTIESE.Ramsey415-474-5175
SEPTEMBER
JAMES D. MULLIN REAL ESTATE BROKER
MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 NEWwww.mynd.coGENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com
Paul Griffiths 415-360-9292 x 1 paul@vesta-assetmanagement.com
FeliciaEBALDCwww.dewolfsf.comScruggs 510-287-5353 FScruggs@ebaldc.org NancyEMBC Wong (707) 584-5123 www.ebmc.com nancywong@ebmc.com EQUITY ONE Brenda M. Obra 415-441-1200
PROPERTIES, INC. Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com HOGAN & VEST INC. Simon Wong 415-421-7116 hoganvest.com
jonathan@openworldproperties.com MishaPAULwww.Openworldproperties.ComLANGLEYCOMPANYLangley415-431-9104 x 301 misha@plco.net PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584 jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877
The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 10.
PROPERTYwww.progressivesf.comMANAGEMENT SYSTEMS
SIGNATURE REALTY PROPERTY MANAGEMENT Paul Montalvo 650-364-3167 paul@paulmontalvo.com
WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com
COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com
COLLIERS INTERNATIONAL- JAMES JamesDEVINCENTIDevincenti 415-288-7848 PayamCOLLIERSwww.THEDLTEAM.comINTERNATIONALNejad JohnCOMPASSwww.colliers.com/payam.nejad415-288-7872COMMERCIALBROKERAGEAntonini415-794-9510
BROKERAGE Jay Greenberg (415) 378-6755 jay@jayhgreenberg.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com DINOwww.terrencejones.comMONTEVERDE dino@starboardnet.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 HRHwww.ferrignorealestate.comREALESTATESERVICES CORPORATION
SF APARTMENT MAGAZINE | SEPTEMBER 2022 53
VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com DawnZEPHYRwww.allisonchapleau.comREALESTATECusulos 415-678-8854 dawncusulos@zephyrre.com
HEMLANE, INC. Dana Dunford 385-355-4361 dana@hemlane.com
PROPERTY ATLAS Serina Calhoun 415-922-0200 serina@mypropertyatlas.com
timothymueller@hotmail.com
John Kirkpatrick (425) 412-0559 john.kirkpatrick@compass.com COMPASSwww.johnkirkpatrick.comCOMMERCIAL
john@antoninisf.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com
ALAIN PINEL INVESTMENT GROUP Mirella Webb 415-814-6699 mwebb@apr.com BERKSHIRE EdwardFRANCISCANHATHAWAYPROPERTIESMilestone 415-994-5969 MilestoneRealEstateSF@gmail.com
ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com
CITY REAL ESTATE Arthur Tom 415-987-6788 art@cityrealestatesf.com COMPASScityrealestatesf.comCOMMERCIAL BROKERAGE Trigg Splenda 415-593-8616
WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 WESTwww.wcpm.com&PRASZKER REALTORS Michael Klestoff 415-699-3266 MelissaWOODwww.wprealtors.comPARTNERSRankin 628-251-1101 melissa.rankin@woodpartners.com
Corey Eckert
SalmanSUTROwww.structureproperties.com415-794-0064PROPERTYMANAGEMENT,INC.Shariat415-341-8774www.SutroProperties.comTHRIVEPROPERTYMANAGEMENT,INC.GiovaniFranco650-296-3880www.thrivecommunities.comW.PROPERTYMANAGEMENTGaryPetrison707-545-6187 gary@wpropertymanagement.com
Renee A. Engelen (415) 810-6020 JasonICONwww.hrhrealestate.comREALESTATEINC.Quashnofsky (415) 370-7077 jason@iconsf.com JHG415, INC. Jay Greenberg 415-378-6755 jay@jayhgreenberg.com KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com
KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 LESLIE BURNLEY Leslie Burnley 415-717-8709 leslie.j.burnley@gmail.com SanfordMARCUSleslieburnley.com&MILLICHAPSkeie 415-625-2153 MORGANwww.marcusmillichap.comREALESTATEADVISORS, INC. Laurence Morgan 415-300-6503 laurence@morganrealestateadvisor.com TimW.www.steeleproperties.comRyanSTEELEwww.slrealty-sf.comRobertS&Laptgroupsf.comMatthewNEWMARKwww.morganrealestateadvisor.comKNIGHTFRANKC.Sheridan415-273-2179REALTYLink415-386-3111PROPERTIESSteele415-881-7762REALESTATEMueller415-961-6531
SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com
PROPERTY MANAGEMENT SOFTWARE MindyAPPFOLIOSorenson 805-364-6098 mindy.sorenson@appfolio.com
KellyYARDIKrier 805-699-2040 kelly.krier@yardi.com
REAL BROKERSESTATE&AGENTS
COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE
RNB PROPERTY MANAGEMENTGOLDEN GATE Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com SANwww.rnbgoldengate.comFRANCISCORENTAL CONCIERGE Danielle Mahoney 415-532-0041 danielle@sfrentalconcierge.com SHARVESTwww.sfrentalconcierge.comPROPERTYMANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com
REAL ESTATE APPRAISALS MARK WATTS COMMERCIAL APPRAISAL Mark Watts www.markwattscommercialappraisal.com415-990-0025
BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com CHUCK & ASSOCIATES Kevin Chuck 415-595-5832 chuckassoc@gmail.com
REAL ESTATE INVESTMENTS
VERTEX PROPERTIESS Craig Berendt 415-608-3050 craig.berendt@gmail.com YelenaYMPG Gelzer 415-260-6325 yglezer@ympg-management.com
STRUCTURE PROPERTIES
KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com MARCUS MILLICHAP Clinton C. Textor III 415-425-9123 www.marcusmillichap.com REFINISHING RESURFACING/ SERVICE MIRACLE METHOD OF SAN FRANCISCO Claire Gray 415-673-4211 www.miraclemethod.com RENT BOARD PETITIONS PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.rentboardpass.comKimRENTwww.RMCsf.comMelindaREALwww.propertymanagementsystems.netMANAGEMENTCOMPANYGreene415-230-8895BOARDPASSTHROUGHSBoydBermingham415-333-8005
54 SEPTEMBER 2022 | SF APARTMENT MAGAZINE
AjCOSTARHerlitz (844) 459-1495 www.costargroup.com aherlitz@costar.com
RENTAL LISTING SERVICES
415-762-0213 kclaussen@veritasinv.com STRUCTURE PROPERTIES Corey Eckert
ROOFING AGUILERA CONSTRUCTION & ROOFING Javier Aguilera (707) 495-3932 javier@aguileraco.com SECURITY ADT SECURITY MULTIFAMILY Jeanette Mendez (817) 776-0301 jjmendez@adt.com TRKA IsabellaAMERICASRestrepo 407-735-1728 irestrepo@trakausa.com 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112 MEMBERSHIP LEVEL & COST REGULAR MEMBER DUES Units Base Fee Units Fee 1-22 $425 + $7 per unit = 23 + $380 + $9 per unit = TOTAL UNIT AMOUNT: TOTAL AMOUNT: MANAGEMENT COMPANY DUES Units Base Fee Unit Fee 1-22 $525 + $4.50 per unit = 23 + $480 + $6.50 per unit = TOTAL UNIT AMOUNT: TOTAL AMOUNT: ASSOCIATE MEMBER DUES: $499 CONTACT INFORMATION Contact CityAddressCompany/TitlePerson State Zip Mobile Phone Email Address Website PAYMENT METHOD Check Amex MC Visa 3 Digit Security Code Card # Expiration Date Cardholder Name Billing Zip Code Authorized Signature Date HOW DID YOU HEAR ABOUT US? Referral From Postcard/Mailer Magazine Website Rent Board Other sfaa sfaa 2022 membership application Thank you for joining the San Francisco Apartment Association. SFAA is dedicated to educating, advocating for and supporting the Rental Housing Community so that its members operate ethically, fairly and profitably. Please consult a tax preparer in advance to determine deductibility for your tax situation. Membership fees are subject to change.
HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 StaceyREALPAGEwww.hrhrealestate.comBlackwell 972-820-3015 stacey.blackwell@realpage.com ConnorZUMPER,www.realpage.comINC.Hodges 949-702-1508 connor@zumper.com www.zumper.com RESIDENTIAL LEASING GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 HRHwww.hamiltonfamiles.orgREALESTATESERVICES CORPORATION Renee A. Engelen (415) 810-6020 JamesJ.www.hrhrealestate.comWAVROASSOCIATESWavro 415-509-3456 KENNEYwww.jwavro.comANDEVEREST REAL ESTATE, INC. Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com LINGSCH REALTY Natalie M. Drees 415-648-1516 EricRELISTOwww.lingschrealty.comBaird415-236-6116, x101 www.relisto.com eric@relisto.com IN S.F. Jackie Tom ClaussenRENTSFNOWwww.rentalsinsf.com www.berendtproperties.comCraigVERTEXwww.structureproperties.com415-794-0064PROPERTIESBerendt415-608-3050
415-409-3263
RENTALS
CONTRACTORPROFESSIONALORVENDOR?
Please note that acceptance of associate membership does not necessarily constitute any endorsement or recommen dation, express or implied, of the associate member or any goods or services offered. NEED A
SF APARTMENT MAGAZINE | SEPTEMBER 2022 55
ACCOUNTANTS Shwiff, Levy & Polo, LLP 60 ALARM COMPANIES AEC Alarms 41 ARCHITECTURE & DESIGN SERVICES Openscope Studio 40 ATTORNEYS Fried, Williams & Grice Conner LLP 30 Kaufman, Dolowich & Voluck 38 Zacks, Freedman & Patterson, PC 59 BANKING AND LENDING SERVICES Luther Burbank Savings 40 CONTRACTORS Pribuss Engineering, Inc. 57 FIRE ESCAPE CONTRACTORS Great Escape Fire Escape 64 LOCKSMITHS Crown Lock & Safe 60 Warman Security 60 PAINTING CONTRACTORS Colores Painting 58 Kruit Painting, Inc. 56 Pac West Painting 60 Tara Pro Painting 64 PETITION SERVICES Rent Board Passthroughs 46 PROCESS SERVERS / PRIVATE INVESTIGATORS Rhino Process Serving, LLC 58 PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING Gaetani Real Estate, Inc. 68 Maven Maintenance 15 Real Management Company 59 Rentals in SF 44 Vertex Properties 6 West Coast Property Management 44 PROPERTY MANAGEMENT SOFTWARE Yardi Breeze 19 REAL ESTATE BROKERS Amore Real Estate 56 Coldwell Banker Commercial / McGue 13 Colliers / Devincenti 2 Compass / Antonini 67 Compass / Bonn & Webb 17 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass 29 HRH Real Estate 45 Kay Properties 31 Marcus & Millichap 34-35 Maven Multifamily 37 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 14 UTILITIES BILLING SERVICES Livable 30 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered.
KELLEY PAINTING AND WATERPROOFING Mitchell Kelley 415-847-7883 www.kelleypaintingandwaterproofing.com
TENANT PLACEMENT & LISTING CAZERIA, INC Julia D’Antonio 415-754-5373 julia@cazeira.com STRUCTURE PROPERTIES Corey Eckert www.structureproperties.com415-794-0064
SEISMIC RETROFIT & STRUCTURAL ENGINEERING BAI BehnamCONSTRUCTIONAfshar 510-595-1994, x101 CharlesW.www.baiconstruction.comCHARLESPERRYPerry 650-638-9546 WESTwww.wcharlesperry.comCOASTPREMIERCONSTRUCTION, INC. Homy Sikaroudi, PhD, PE 510-271-0950 www.wcpc-inc.com STAFFING BG ShannonMULTI-FAMILYValentino 714-654-9498 svalentino@bgmultifamily.com SUBMETERS DanielLIVABLESharabi 415-937-7283 www.livable.com
SF PUBLIC UTILITIES COMMISSION Chandra Johnson 415-554-0704 www.conserve.sfwater.org WATER DAMAGE SERVICE FIRE AND WATER DAMAGE RECOVERY Maria Neumann www.waterdamagerecovery.net800-886-1801 WATERPROOFING
WATER SERVICECONSERVATION
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The above content was authored by Reu ben, Junius & Rose LPP Attorney Chloe Angelis and reprinted with permission. The content is general in nature and not intended to be legal advice. Consult an at torney regarding your specific situation.
The News… continued
56 SEPTEMBER 2022 | SF APARTMENT MAGAZINE FOR ALL YOUR REAL ESTATE NEEDS SERVING SAN FRANCISCO PROPERTY OWNERS FOR OVER 60 YEARS SALES INVESTMENTS PROPERTY MANAGEMENT 3001 LAGUNA STREET, SAN FRANCISCO CA 94123 (415) www.amoresf.com567-4800
Property Tax Informal Review Deadline
page 10
If you believe your property assessed value is higher than the market value, you may request an Informal Assessment Review before September 15, 2022. This only ap plies to single-family dwellings, residential from
The first finding speaks to low occupancy vehicles. The Planning Code doesn’t define that term, but it is generally understood to mean a vehicle with one or two people. It’s unclear what this finding would mean as applied to a Fleet Charging station serv ing EV rideshare vehicles—which may sometimes carry only one passenger at a time. Other types of fleets, including deliv ery vehicles and service vehicles, will often have a driver and no passengers. Depend ing on how it’s applied, this finding could actually discourage the electrification of rideshare fleets—contrary to a 2021 Califor nia Air Resources Board mandate that ride share companies reach zero greenhouse gas emissions and ensure that 90% of their vehicle miles are fully electric by 2030. It’s also unclear what exactly the third proposed finding aims to accomplish. EV chargers are likely to be installed at park ing facilities, so vehicles can be parked and charged in one place. Discouraging dual charging/parking use would seem to run contrary to vehicle miles traveled (VMT) reduction Hopefully,goals.these questions will get an swered as the duplicated version of the ordinance makes its way through the legislative process. The duplicated legisla tion has been referred back to the Plan ning Commission, but as the Commission and Board of Supervisors have headed into August recess, we’ll have to wait until the fall to see how this shakes out.
SFAA Classes: Classes are available online. SFAA is happy to announce that current CCRM students can continue their education right from home. We under stand keeping up with education is crucial and want to assist our members in staying current. See the calendar on page 48 for a complete list of classes.
SFAA Needs You.
*SFAA Legal Fund donations are tax deductible. Follow SFAA on Twitter at www.twitter.com/SFAptAssoc. condominiums, townhouses, live-work lofts, and cooperative units. Online submissions are preferable. Visit sfassessor.org. Alternately, you may send your request to: San Francisco AssessorRecorder’s Office, Attn: Informal Review, 1 Dr. Carlton B. Goodlett Place, City Hall, Room 190, San Francisco, CA 94102. You may also send a fax to 415-554-7915 or email InformalReviewRP@sfgov.org. Be sure to keep a copy for your records. Another upcoming date of note is Decem ber 10, which is the deadline to pay the first installment of property tax.
SF APARTMENT MAGAZINE | SEPTEMBER 2022 57
Support SFAA’s legal challenges to unjust legislation by donating to the SFAA Legal Fund. SFAA needs to stay relevant to remain effective. Help to further grow the legal fund. It will make a difference. Check out sfaa.org/Public/Fundraising/Give_Now to find out more.
SFAA Updates Board Nomination Form: It’s time to nomi nate who you’d like the SFAA to consider for the Board. Fill out the Board Nominate form on page 65 and mail or fax it to the SFAA office by October 15. Website Revamp: SFAA has updated its website! The improved, easy-to-navigate site is up and running. Check it out at sfaa.org SFAA Office Reopening Status: As the SFAA pivots to a hybrid in-office work model, members are welcome to visit the office with questions. However, please refrain from coming in person if you have tested positive for, were exposed to, or have symptoms of COVID-19. The best way to have your questions answered is through email: Member Questions@sfaa.org. And just a friendly reminder, timely payment of membership dues is the best way to help the association help you.
58 SEPTEMBER 2022 | SF APARTMENT MAGAZINE sfaa sfaa 2022 What You Need to Know 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112 2022 SFAA UPDATES SFAA 2022 TROPHY AWARDS Save October 13, 2022, for the the SFAA Trophy Awards. For more information, turn to page 43. To sponsor the event or reserve tickets, contact Vanessa Khaleel at vanessa@sfaa.org. To nominate an employee, coworker–or yourself!–turn to page 63 for instructions. VIRTUAL MEMBER MEETING WEDNESDAY, SEPTEMBER 21 9:00 A.M. UPCOMING CLASSES During the pandemic, the monthly SFAA member meetings and classes will be held virtually. For member meeting topics and schedules, go to www.sfaa.org. For a list of virtual SFAA classes, turn to the calendar on page 48. SFAA OFFICE CLOSURE As the SFAA pivots to a hybrid in-office work model, members are welcome to make an appointment. However, please refrain from coming in person if you have tested positive for, were exposed to, or have symptoms of COVID-19. The best way to have your questions answered is through email at MemberQuestions@sfaa.org RHINO (833) info@lllegalassistance.com711-3400www.lllegalassistance.com
SF APARTMENT MAGAZINE | SEPTEMBER 2022 59 Zacks, Freedman & Patterson, PC – one of the Bay Area’s leading real estate law firms – is proud to announce the addition of three new attorneys to our team. Laura Strazzo Attorney at Law California Coastal subdivisions, commercial and residential fore planning commissions, city councils, Brian O’Neill Attorney at Law Robert antlandlord/tentiveadministraordinanceslengesincludingtateespracticeLittle’sfocusonrealeslitigation,chaltolocalanddecisions,disputes, property rights, and land use. Robert received a J.D. and M.B.A. dual de gree from the University of Wyoming, where he focused on environmental and business law. Robert Little Attorney at Law 601 Montgomery Street, Suite 400, San Francisco, CA 94111 www.zfplaw.com San Francisco’s first all-inclusive, fixed-fee property management service An Exclusive Offer for Properties with over $250,000 in Gross Annual Revenue Introducing (415) 821-3167 • Info@RMCsf.com RMC STANDARD RMC ALL-INCLUSIVE Call us today and see if you qualify J.J. KGORadio810AdvisorSmartHostRMCPanzerPresidentoftheApartmentShow RMCsf.com SM Imagine No More Leasing Fees BasicsPlus RMC Lease RMC Lease PlusStartiAdvisoryngat$299one-timefee Flat4%fee of annual gross (leasing extra) Flat of5.5%feeannualgross NO LEASING FEES Flat of6.5%feeannualgross RMCAllInclusive
60 SEPTEMBER 2022 | SF APARTMENT MAGAZINE For All Your Security Needs Since 1916 Locks • Alarms Access Control Video Surveillance • Mailboxes Intercom & Phone-Entry Systems Repair • Install • Home or Office Two Locations to Serve You 1720 Sacramento Street San Francisco, CA 94109 101 Industrial Road, No. 12 Belmont, CA 94002 www.warmansecurity.com 24/7 Service 415.775.8513
The Preservation Wars… continued from page 28 SFW, a low-density neighborhood whose car ownership is 1.6x higher than SF’s aver age, is worth preserving as-is because it’s an important step in the history of transitoriented Commissionerdevelopment.)Brandes, from Oakland, checked in with Legal Council about CA §8899.50; Legal Council gave the all-clear. (Confusingly, the National Register is ap parently “not a program which relates to housing and community development” from a legal perspective.) The State Historic Preservation Officer Julianne Polanco reminded callers that after the application was forwarded, it would be open for com ment with the National Register. The mo tion passed unanimously. On July 30, the Parks Department quietly listed St. Francis Wood on the National Reg ister of Historic Places. Paul Lusignan, the historian who covers California’s applica tions, told me the feedback they received was “not an unusual amount.” They’re cur rently digitizing comments for inclusion in SFW’s National Register file. Forever. (Forever? Forever-ever?) It’s not impossible for a structure to have its Article 10 status removed, but it’s rare. Of the 303 Designated Landmarks, only one has been rescinded entirely: St. Pau lus Lutheran Church, which burned down in 1995. I spoke with a land-use lawyer about the process of exempting a building from an Historic District. You need to produce a report for the HPC showing that the build ing was initially misclassified, that it’s ac tually not particularly notable, and there are stronger examples of its kind nearby. Similar to a listing request, this typically requires an architectural historian and can run into the tens-of-thousands of dol lars. If the HPC decides they do want to keep your building in Article 10, you can appeal to the Supervisors, and that’s the end of the line. In his several decades of experience, the lawyer has only seen this happen a few times. 433 California St , Suite 1000 San Francisco, CA 94104 (415) 291 8600 ■ info@yoursrvc com www.slpconsults.com
Shwiff, Levy & Polo, LLP Certified Public Accountants and Management Consultants EXPERIENCED, RESPONSIVE REAL ESTATE ADVISORS ■ Real Estate Tax Matters Specialists ■ QuickBooks for Property & Business Accounting ■ 1031 Exchange Guidance & Tax Law Explanation ■ Estate Planning with Real Estate Assets ■ Tax Returns with Audit Risk Reduction for Investors EXPERTISE ■ INTEGRITY ■ SERVICE ■ VALUE SLP_SFApt_Ad_0813_Shwiff_SFaptAd_0813 8/19/13 3:58 PM Page 1
DATE & TIME: Wednesday September 28, 2022 12:00 pm - 1:00 pm COST Members: Nonmembers:$45 $65 REGISTRATION: Contact Stephanie Alonzo at 415.255.2288 x113 or stephanie@sfaa.org WEBINAR Once you complete registration you will be sent a separate link to register for the Zoom system.
DATE: Thursday, September 15 TIME: 10:00am – 1:00pm WEBINAR: Once you complete registra tion you will be sent a sepa rate link to register for the Zoom system. COSTS: $65 $130(Members)(Non-members) REGISTRATION: Contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org
landlord 101sfaa’s Webinar
SF APARTMENT MAGAZINE | SEPTEMBER 2022 61 sfaa’s Lunch & Learn Dealing with Difficult
We all have at least one challenging resident! How do you deal and/or what do you do if your resident isn’t following the rules (that they agreed to when they signed the tenancy agreement)? In this Difficult Tenants Webinar we will discuss documenta tion practices to protect you when dealing with troublesome tenant situations, where to find assistance (before hiring an attorney) and our responsibilities as rental housing providers. The instructor is Michelle Horneff-Cohen of Property Management Systems.
Tenants Back by popular demand! SFAA’s popular twopart Landlord 101 class provides property owners and managers with the latest best practices around beginning and ending tenancy. This class counts toward CCRM continued education. This first class covers the beginning of a tenancy, with topics including: • Tenant selection • Application process • Signing the Lease • Security deposits • Move-in inspection • Rent Collection • Enforcement of terms • Notices • Annual rent increases • Interest payments on security deposits • Tenant Relations Instructors: Clifford Fried of Fried & Williams LLP and Edward C. Singer, Jr., Law Offices of Edward Singer
62 SEPTEMBER 2022 | SF APARTMENT MAGAZINE Member Name Member # Email BEGINNING OF TENANCY FORMS MEMBER PRICE NON-MEMBER PRICE QUANITY COST Application to Rent $15 per 25 $40 per 25 SFAA Residental Rental Agreement- 2022 $25 each $200 each SFAA Residental Rental Agreement- 10 Pack $225 pack N/A CAA Lease Agreement $15 per 25 $40 per 25 CAA Rental Agreement- Month to Month $15 per 25 $40 per 25 Guarantee of Rental Agreement $15 per 25 $40 per 25 Holding Deposit $15 per 25 $40 per 25 Lead Pamphlet - Protect your Family- 25 pack $25 per 25 $40 per 25 Addendum to Rental Agreement $15 per 25 $40 per 25 Parking Agreement $15 per 25 $40 per 25 Pet Agreement $15 per 25 $40 per 25 Storage Agreement $15 per 25 $40 per 25 Assistive Animal Request & Documentation Packet $15 per 25 $40 per 25 Move In/Move Out $15 per 25 $40 per 25 Fire Safety Disclosure - SF $15 per 25 $40 per 25 24 Hour Notice to Enter $15 per 25 $40 per 25 AB 1482 - Notice of Exemption $15 per 25 $40 per 25 AB 1482 - Properties Subject to $15 per 25 $40 per 25 DURING TENANCY FORMS 15 Day notice - Pay Rent or Quit $15 per 25 $40 per 25 15 Day Notice - Perform Covenants or Quit $15 per 25 $40 per 25 30 Day Notice - Change of Monthly Rent - SF $15 per 25 $40 per 25 30 Day Change of Monthly Rent under AB-1482 $15 per 25 $40 per 25 90 Day Notice - Change of Monthly Rent- SF $15 per 25 $40 per 25 Proof of Service $15 per 25 $40 per 25 Security Deposit Interest & RB Fee - SF Only $15 per 25 $40 per 25 END OF TENANCY FORMS Acknowledgement of Residents Intent to Vacate $15 per 25 $40 per 25 Notice of Resident Option for Initial Inspection $15 per 25 $40 per 25 Notice of Intial Inspection to Residents $15 per 25 $40 per 25 Itemized Disposition of Security Deposit $15 per 25 $40 per 25 Notice of Belief of Abandonment $15 per 25 $40 per 25 MISCELLANEOUS FORMS On-Site Resident Mgr. Employee Agreement (set) $15 per 25 $40 per 25 Estoppel Certifcation $15 per 25 $40 per 25 Prop 65 Sign - Plastic $10 each $25 each Prop 65 Warning Addendum $15 per 25 $40 per 25 SFAA Members can download and access forms directly from the SFAA and CAA websites. Please log in to account, go to Resources and click Downloadable Forms. Prices listed are for SFAA members • Prices differ for non-members • All sales are final San Francisco Apartment Association 265 IVY STREET • SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • WWW.SFAA.ORG UseInternalOnly Order Date: Taken by: Credit Card Cash Check Invoice Postage8.625%Sub-Total:Tax:FlatRate:TOTAL: sfaa rental forms 2022
TROPHY NOMINATIONSAWARDS sfaa’s 2022 Does your staff go above and beyond? Support the people who support your business by nominating them for a coveted SFAA Trophy Award. You can also nominate yourself—no need to be modest! Award categories include: • Best New Development • Property Management Firm • Green Building • Best Amenities • Assistant Manager • Leasing Consultant Onsite • Leasing Consultant • Leasing Manager • Administrative Professional • Maintenance Manager • Maintenance Technician • Property Manager • Customer Service • Resident Manager • Accounting Professional Send your nominations to Stephanie Alonso at Stephanie@sfaa.org by September 23 with the following information: • Employee name and title • Company name • Award category • Three achievements or reasons they should win a Trophy Award Any supporting documents (letters of recognition from residents or supervisors, etc.) The Trophy Awards honors the firms, employees, and properties leading San Francisco’s Rental Housing Community. Tickets can be purchased at sfaa.org/ events. Interested in sponsoring the event? Check out the details on the next page. Celebrate Your Superstar Staff!
64 SEPTEMBER 2022 | SF APARTMENT MAGAZINE
But the top-down framework of Article 10 can lead to swift action if the HPC or Super visors want to see changes. In 2018, the Arts Commission voted unanimously to remove the Early Days statue from the Pioneer Mon ument, which is in the Civic Center Historic District. The HPC accepted the proposal on a Wednesday—and scheduled the statue’s removal for Friday morning. Similar to the HPC expanding its idea of preservation in the 2010s, the quicken ing effects of climate change will require new ways of thinking. As I learned while researching my last article for SF Apart ment Magazine (February 2022’s “Island of Dreams,” available online at sfaa.org/ Web/Magazine/Archives), SF’s Waterfront Resilience program currently uses a fivefoot sea level rise by 2100 for its adaptation strategies; With the Bay Conservation and Development Commission’s online map ping tool, you can see that portions of the African American, Filipino, and Leather & LGBTQ Cultural Districts will be underwa ter. New legal frameworks may be required, which de-center place as the primary defin ing criteria for protection. One way to mitigate these future problems is to think carefully about what we choose to save—not just buildings and culture, but entire patterns of urban development, con figurations of industry, ways of living, and simple day-to-day habits. For San Francisco to thrive in this century, to survive as a spe cies, we must become accustomed to the idea that we cannot, we will not be able to hold on to things as they are—but also that letting something go can be a powerful, freeing, and hopeful act.
Devin Smith is a musician, writer, and processoriented visual artist. He lives in Vista SF.
Thank You! Please feel free to attach a resume to your application. Request for Consideration sfaa 2022officer & nominationdirector CONTACT INFORMATION MemberName: #: Member City:Address:since: State: Zip: Business phone: Home phone: Email address: Website: Units owned or managed: Local apartment association activities (if any): State apartment association activities (if any): Community interests: Current or previous board experience: Reference 1: Reference 2: Phone: Phone: Relationship: Relationship: Reference 3: Phone: 265 IVY STREET | SAN FRANCISCO, CA | 94102 | PHONE 415-255-2288 | FAX 415-255-1112 San Francisco Apartment Association
SF APARTMENT MAGAZINE | SEPTEMBER 2022 65
Please tear out and complete this page. Then fax it to the SFAA office (by Friday, October 14, 2022) at 415-255-1112, or mail it to Chair, Nominating Committee, SFAA at 265 Ivy Street, San Francisco, CA 94102.
SEPTEMBER 2022 | SF APARTMENT MAGAZINE Attendee Information: Attendee Name: o Member o Non Member Title: Company Name: Address City: Zip: Phone: Fax: E Mail: Local Association ID Number: Payment Information: o Credit Card o Mailing Check o Series Invoicing (members only benefit) Credit card number: Exp. Date Signature: Name printed: Cancellation Policy: Cancellations must be made 72 hours in advance for a refund SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!! *Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offe ring. CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Ho using) 2022 Fall CCRM Webinar Series Schedule & Registration PRICE Course# Course Name Date Time Member MemberNon # of Attendees Total Series Full CCRM Series (Value Savings) See schedule below PMR100 Introduction to Ethical Property Management 9/7/2022 2PM 5PM $85.00 $100.00 PMR101 Renting the Property 9/14/2022 2PM 5PM $85.00 $100.00 PMR102 Beginning and Maintaining the Tenancy 9/21/2022 2PM 5PM $85.00 $100.00 PMR103 Renewal of Tenancy and Ending the Tenancy 9/28/2022 2PM 5PM $85.00 $100.00 PMR104 Maintenance Management: Maintaining the Property 10/5/2022 2PM 5PM $85.00 $100.00 PMR105 Liability & Risk Management 10/12/2022 2PM 5PM $85.00 $100.00 PMR106 Budget Development and Implementation 10/19/2022 2PM 5PM $85.00 $100.00 PMR107 Fair Housing: It’s the Law 10/26/2022 2PM 5PM $85.00 $100.00 PMR108 Professional Skills for Supervisors 11/2/2022 2PM 5PM $85.00 $100.00 EXAM CCRM Final Exam 11/9/2022 2PM 5PM FREE FREE Total Due:Class ZoomLocationWebinar System Upon registration the Zoom link will be emailed to the student Class is every Wednesday (includes 9th Edition Managing Rental Housing textbook, CCRM binder and Welcome Packet; does not include the $75 CCRM application fee) To Online:Registerwww.sfaa.orgCall:415 255 2288 x.113 Email: stephanie@sfaa.org caanet.org 800.967.4222events@caanet.org • 980 Ninth Street, Suite 1430 • Sacramento, CA 95814
SF APARTMENT MAGAZINE | SEPTEMBER 2022 67 J O H N A N T O N I N I + D A N I E L F O L E Y MULTIFAMILY + MIXED-USE + ADD-VALUE "Someone's sitting in the shade today because someone planted a tree a long time ago " -Warren Buffett Compass is a real estate broker icensed by the State of California and ab des by Equal Housing Opportunity laws License number 01527235 A l materia presented herein is intended for nformational purposes on y and is compi ed from sources deemed reliable but has not been ver fied Changes in price condit on sale or withdrawal may be made without not ce No statement is made as to accuracy of any descr ption All measurements and square footage are approximate Daniel Foley 415 866 7997 daniel@danielfoley com www.danielfoley.com DRE 01866714 John Antonini 415 794 9510 john@antoninisf com www antoninisf com DRE 01842830 SOLD: 40 Golden Gate Ave SOLD: 1429 Page Street 7 Units, $200k+ Gross Income Soft Story Completed 4.3% Cap, $468/foot Multiple Offers Sold $150k Over Asking Price 6 Units, $190k+ Gross Income Soft Story + Fire Alarms Completed 4.3% Cap, $518/foot Sold Off Market Call for Details Call for Details
TO MOST PEOPLE, THIS BUILDING’S KEY FEATURE IS ITS IMPRESSIVE FACADE * We know the properties we manage mean more to owners like you than meets the eye. That’s why, for over 70 years and across three generations of our own family, we’ve taken the long view -- building great working relationships as we build value. Because when it comes to taking care of your investment, we definitely see eye-to-eye. TO YOU, IT’S THE FOUNDATION FOR A SECURE RETIREMENT. gaetanirealestate.com 415.668.1202
