SF Apartment Magazine September 2023

byMONICACARCAMO byANGELALOWREY

byPAMMCELROY

JAYGREENBERG

TheRepealOrdeal

“Thereislittleincentivetokeep theunitonthemarket,letalone investinimprovements.”

CAAwarnsthattheproposedrepeal housingconstruction,adverselyimpact homeownersandsmalllandlords, andexacerbatethestate’shomelessnesscrisis.TheActcurrentlyprovides vitalrentalhousingprotectioninthe state.Byallowinglocalgovernments toimposestrictrentcontrolonnewer apartmentsandsingle-familyhomes,it coulddeterlandlordsfrominvestingin improvementsandleadtoaslowdown

Furthermore,criticsfearitmayexacerbatethestate’shomelessnesscrisis smalllandlords.

California’shousingcrisishasreachedaboiling point,andrentcontrol willonceagainbeonthe ballot.TheNovember2024Californiaballotwillfeaturethe“Justicefor RentersAct,”ameasureseekingto expandlocalcontroloverrentlawsby repealingtheCosta-HawkinsRental HousingAct.Asmostofyouknow, this28-year-oldlawcurrentlyprohibits rentcontrolonsingle-familyhomes, condominiums,andrentalunitsbuilt after1995.Theinitiative,whichhas garneredsupportfromvariousactivreshapeCalifornia’srentalmarket.

TheJusticeforRentersActisbeing spearheadedbyMichaelWeinstein, whomyouprobablyrememberfrom hispreviouslyunsuccessfulattackson theCosta-HawkinsAct.Weinstein emphasizedtheurgencyofaddressing

renters’needs,statingthatCalifornia’spopulationisshrinkingand the“Californiadream”isfading away.Ifsuccessful,theinitiative couldempowermunicipalitiesto legislatelocalrentcontrollaws, includingbuildingsconstructed before1980andvacancycontrol.

However,themeasure’spotential

landlordandpropertyownergroups, suchastheCaliforniaApartmentAssociation(CAA),theSanFrancisco ApartmentAssociation(SFAA),and theApartmentAssociationforGreater LosAngeles(AAGLA).

“Withvacancycontrol,landlordslose anyhopeofeverchargingfairmarket valuefortheirinvestment,”saidTom

CaliforniaApartmentAssociation,as reportedintheLosAngelesTimes.

TheJusticeforRentersActaimsto eliminatethestate’sbanonvacancy control,givinglocalgovernments theauthoritytosetpricecontrolsfor vacantrentalproperties.Thismeans landlordswouldlosetheabilityto chargefairmarketvaluefortheirinvestmentswhenunitsbecomevacant. Whilesupportersarguethatthiswill preventpricegouging,opponentscontendthatitdisincentivizeslandlords furtherreducinghousingavailability. Onecrucialpointofcontentionis whetherrentcontrolshouldbeuniversallyappliedacrossthestateor determinedatthelocallevel.Michael Weinsteinbelievesinimplementing rentcontrolwithoutexemptionsbased onunitturnover,housingtypes,or buildingage.Headvocatesforlocal governmentstosetrentcaps,even iftheyareextreme,asseeninSan Francisco’sannualcapof60%of thechangeintheConsumerPrice Index(CPI).

SFAATROPHY AWARDS SAVETHEDATE!

controlinCaliforniaisfarfromover,and thedecisionmadeattheballotboxwill havefar-reachingimplicationsforthe state’sresidents,landlords,andpolicymakersalike.

incandescentbulbsthatprovideonly15 lumensperwatt,ascomparedtomore Certainincandescentbulbs,suchasappliancelamps,coloredlamps,andbug

sfaa.org/events

sfaatrophyawards@ sfaa.org

sfaatrophyawards@sfaa.org

steinhasattemptedtorepealCostaHawkinsthroughaballotmeasure.Both previousattempts,intheformofPropositions10and21,wererejectedbyvotersby anuphillbattletoswaypublicopinionin favoroftheJusticeforRentersAct.

Thestakesarehighforallinvolved. Advocatesoftheinitiativearguethat rentersneedimmediaterelief,andrent controlisacrucialsteptosafeguard

theotherhand,opponentsemphasize theimportanceofabalancedapproach toaddressthehousingcrisis,onethat encourageshousingdevelopmentwhile alsoprotectinglandlords’rights.

AstheNovember2024electionapproaches,Californianswillhaveto

JusticeforRentersActcarefully.The outcomewillnotonlyshapethestate’s rentalmarketbutalsosetaprecedent forthebroaderhousingpolicydebatein theyearstocome.Thebattleoverrent

IthascometoSFAA’sattentionthatsome companiesmaybemisleading(duetoa misunderstandingorotherwise)building ownersinregardtotherequirementsof toremindSanFranciscobuildingownrequirementforresidentialsleepingareastemmadeupofcomponentsandcircuits thatmonitorandannunciatethestatus ofsignal-initiatingdevicesandinitiate anappropriateresponsetothosesignals. controlpanel,horn/bells,smokedetectors,and/orpullstations.

Note:Stand-alonesmokealarms(includingthosethatdetectcarbonmonoxide), whichdetectsmokeandsoundanalarm

alarmsystem.ThereisnoSFFDrequirementtotestandverifytheaudibilityof smokealarmsaspartofthisprogram.SF buildingownersarenotrequiredtohire alarmsandsubmittheresultsofthetest forawaiveroftheupgrade.

After16years,thebanonincandescent lightbulbsisactiveintheUnitedStates, thoughwithsomeexceptions.Therule,

duringtheTrumpadministrationbut laterupdatedbytheBidenadministrasaleofcommonincandescentbulbs(found inmosthomelightsockets),byrequiring bulbstoemitaminimumof45lumens perwatt. manufactureandsaleoftraditional

Thegovernment’smotivationbehindthis initiativeistoencouragetheuseofmore withtheestimatedresultbeingcloseto$3 billioninutilitybillsavingsforconsumersandareductionofabout222million metrictonsofcarbonemissionsoverthe nextthirtyyears.

However,don’tworryaboutrushing toyourunitstocomplywiththenew law.Consumersarenotrequiredtotoss existingincandescentbulbs—theban onlypertainstothemanufactureand alternativesisalreadywellunderway, withalmosthalfofU.S.households havingswitchedtoLEDbulbsformost indoorlighting.centlight(CFL)bulbs,withaproposedlationsinthenearfuture.

GovernorGavinNewsomdesignated RohnertPark,SantaCruz,andSouthSan Franciscoas“pro-housing”communitiesingdevelopment.Thedesignationmakes themeligibleforfundingincentivesand additionalresourcesthroughastategrant program.Withtheseadditions,Californianowhasthirty“pro-housing”communities,addressingtheseverehousing shortageinthestateasitspopulationis expectedtogrowby10millionby2050.

Gov.Newsompraisedthelocalleadershipshownbythesecitiesintacklingthe housingcrisis,standingincontrastto thosefailingtoaddressrunawayhousing

ASaferBet

writtenby

SanFranciscoandtheBay Areaarefacingarentalcrisis fromseveralangles.While rentersareleavingthecity center,rentsacrosstheBayAreaare risingrapidly—andbothproblems couldbeexacerbatedbytheendof theevictionmoratorium.Thecoming monthscouldseeownersandoperasomeneighborhoodswhilerentersare unabletoqualifyforanapartmentin others.Thesectorneedstoadopta renters,andmanagerisk.cisco’srentalmarketisthecurrentand forthcomingimpactoftheeviction moratorium.SinceAugust2020,operatorshaven’tbeenabletoevictrenters orimposelatefeesfornonpaymentof rent,leavingsomeownersandoperatorsoutofpocketbytensofthousands ofdollarsfromasingleresident.The

mayor’sCOVIDemergencyproclamationendedonJune30,2023,with protectionsthatextendedtoAugust 30.Operatorsthathavebeenunable toevictrenterswhohaven’tpaidrent arenowabletodoso.

IfSanFranciscomirrorswhathashappenedinothercitiesacrosstheUnited Statesoncethemoratoriumlifted,the cityislikelytoseeaspikeinevictions. Thesixty-daymoratoriumwind-down period,betweenJuneandAugust,was regulators’attempttoavoidthecity toSanFranciscoBoardofSupervisorsmemberDeanPreston,butcourts

Fillingnewvacancieswillbringchal-nessesareleavingSanFranciscocity centerandrentersareleavingwithcancyrateisatarecord30percent,

accordingtoCBRE.Businesseshave workfromhome,coupledwithmass 100,000tech-sectoremployeeshave losttheirjobsintheBayArea,and businesseshavereducedtheirfootprint.“Forlease”signsarevisible throughoutdowntownandlandmark propertiessuchastheSalesforceEast buildinglieempty—Salesforceis squarefeetofspaceinSanFrancisco. AccordingtoCostar,thisleavesthe BayAreamultifamilyvacanciesas highas8.5%asofQ32023.

Ontheretailside,manyretailershave announcedtheyareleavingdowntown SanFrancisco.NordstromisclosingbothitsdowntownSanFrancisco stores,followingthelikesofWhole

Oneofthereasonsretailersareciting forleavingdowntownisanincrease incrime—afactorthatisalsodriving renterstoleavethecitycenter.Policecrimestatisticsshowthatviolent crimeinSanFranciscohasincreased propertycrimehasincreasedbymore than20%.Cityleadersarecallingfor publicsafetysolutionsincludingincreasedfundsforpolicing.

Renterswhoareleavingthecitycenter toliveinthewiderBayAreamaynot -

cantly—theZumperSanFrancisco MetroAreaReportshowsthatrents

haveincreasedbymorethan26%yearover-yearinMountainViewandmore than24%inPaloAlto.Incontrast,wage growthacrosstheUnitedStatessitsat around4%.Althoughexistingresidents’ rentincreasesarelimitedto10%inCaliforniaand5%inpartsoftheBayArea, rentersarestillstrugglingwithincomes thathavenotkeptpace.

“Withoutanexceptionallyhighincome, it’snoteasytogainapprovaltorentan apartment,andit’sgettingtrickier,”said SamIbrahim,seniorsalesexecutive

TheGuarantors.“Inthecurrentsystem, peoplearestrugglingtolivewherethey wantto.”

TheGuarantorsisonesuchbusinessthat helpsmultifamilyownersandoperators acceptrentersfromamuchwiderpool thantheywouldotherwise.Thecompany hasprotectedmorethan$3billionin rentanddepositswithitssuretyproducts. Crucially,thereisnocosttotheoperator forsuchinsuranceproducts—therenter paysthefee,whilegettingbetteraccessto theiridealhome.

curitydeposit—andguaranteeuptothe entirevalueofalease.Whenanoperator isfacingahighlevelofvacancies,this coveragehashugevalue.TheGuarantors -

Asrentincreasesatafasterratethan wages,thepoolofcandidateswhoqualify

Manymultifamilyownersandoperators areseeingaspikeinconditionallyapprovedanddeniedapplicants.Operators areunderstandablyhyper-sensitivetothe riskofrenterdefaultsfollowingthepan-

sive—toregainpossessionofunitswhere rentershadstoppedpayingrent,butthis

thoughtheyarereluctanttobendonincomeandothercreditrequirements,some arelikelytobeforcedtodoso.

fyingpotentialrentersisdrivingoperatorstoapprovemorepeoplewhothey wouldn’thavepreviously,”Ibrahimsaid. “Thechallengehereisthattheymay beopeningthemselvesuptotheriskof renterdefaultandimpactstotheirbottomline.”

However,thereisanotheroption.Instead ofturningawayprospectiverenterswho fallshort,oracceptingrenterswhothey wouldn’thaveacceptedpreviously,propertyownersandoperatorsareturningto rentalrevenueinsuranceproductsthat fasterandmitigaterisk.

Tocreatethiswiderpoolofpotential renters,TheGuarantorsreliesonasophisticatedAI-poweredriskmodel.The company’sAIismuchmoreaccurate atevaluatingrenterriskthanstandard screeningmethodstraditionallyusedby operators,whichlargelyrelyonincome andcreditscoreandonlycorrectly predictrenterdefaultriskabouthalf thetime.TheGuarantors’predictiveAI model,builtwith2,000predictivevariables,canbettercapturea360-degree pictureofapotentialresident’smacroeconomicsituation,andis89%accuratein predictingrenterdefault.

manyofthefactorsthatownersandoperatorsheavilyrelyontodeterminerenter acceptabilityarenotactuallypredictive ofarenter’slikelihoodtodefaultontheir rent,”saidElsaLiao,vicepresidentof riskmanagementatTheGuarantors.“To putitanotherway,arenterwhomight notlooksogreatonpapercouldactuallyprovetobeanexcellentresidentwho paystheirrentontime.Butwithoutlarge datasetsandanAI-basedmodel,operatorswillcontinuetorelyontheirexisting screeningapproachestoevaluaterenter risk,whichleavesthemvulnerable.”

debtisprettyawesome.”

–TraciBaumgarten, ResidentialFinancialDirector, EquityResidential

UsingthisAImodel,TheGuarantors thatsuitstheirbusiness.Operatorscould

izetheircoveragelevels,ensuringitis notonlylostrent,butalsoanyproperty damage,legalfees,andvacancyloss. Usingtechnologytoprovidesuitable rentalrevenueprotectioncangiveoperatorsthepeaceofmindtheyneed.It canhelpownersandoperatorsboostnet operatingincome(NOI)byguaranteeing rentalincome.Especiallyinhigh-priced marketsliketheBayArea,wherelease agreementscanrepresenttensofthousandsofdollars,ifnotmore,arenterdefaultwillleavetheoperatortoabsorbthe lossorresorttowhatcanbealengthyand expensivecollectionprocess.Ifthatrenter hasaleaseguaranteepolicy,theoperaforlosseswithindays.Andinthecaseof TheGuarantors,thosepoliciesarebacked bymultipleA-ratedinsurancecarriers.

“Theonetimeatenantdiddefault,Ihad acheckfromTheGuarantorsforevery dollarofrentthattheex-tenantdidnot payme.Thiswastrulyincredible.”

–FredFragano,R.A. Cohen&Associates,Inc.

Usingaleaseguaranteeanddepositreaswellasforoperators.Forrenters,it increasesaccessandhelpsthemgetinto thepropertyoftheirchoice.Thiscanbe thecasenomattertheirsourceofincome, oriftheywouldn’tqualifyintraditional apartmentapplicationprocesses.

Thereareplentyofrenterswhoseincome graduates,retirees,andsmallbusiness owners.Thedemographicsofrentersin SanFranciscoandacrosstheBayArea

Q.A.First,noticeanentrytoinspect thesiteofcontamination.Pleasedo notattempttocleanupthemoldyourself.Hireaprofessionalandreputable moldremediationcompanytoaccompanyyousothataproperremediation planmaybeimplementedforthwith. Moldcontaminationisindeedaseriousprobleminrentalhousing.

Moldisthesymptomofawaterissue andcleaningwithbleachproductsis

issoseverethatplasterandsheetrock needtobereplaced.Manypeopleare sensitivetomold.Exposuretomold orskinirritation,andinsomeinstancesmoldexposurecancausesicknessandevendeath.Sopleasetakethe complaintseriouslyandactpromptly.

Onceyouaccesstheimpactedarea(s) anddevelop,inconjunctionwithyour moldremediationcompany,aconcise plantoremovetheoutbreak,identifythesourceoftheproblem.Simply cleaningtheimpactedareasisnota permanentsolution,asthemoldwill reappearwithinashortperiodof timeifthemoisturereturns.Assuch,

intrusionandaddressit.Sometimes moldistheresultofaroofleakorother externalbuildingmembranedefect thatallowsmoisturetoaccumulate.

Insomeinstances,theresidents’habits maybetoblame,suchasfailingto properlyventilatethebathroomwhen showeringornotopeningwindows cause,thisisyourproblem.Asthe housingprovider,youareunderan obligationtomaintainrentalhousing inahabitablecondition.Theexistence ofvisiblemoldgrowthisusuallytantamounttoabreachofthiswarrantyof suchmaintenanceandrepairresponsibilitiestoyourtenants.

TheSFAAleaseagreementnowcontainstwomoldaddendums.One,entitledMoldAddendum,requeststhat residentsreportmoldimmediatelyto managementandtoproperlyventilate thebathroomtopreventmoistureaccumulation.Thesecond,Information onDampnessandMoldforRentersin California,waswrittenanddisseminatedbytheCaliforniaDepartment ofPublicHealthandprovidesan overviewofmoldcontaminationand itshealthimpactonresidents.Ifyour rentalagreementdoesnotinclude bothdocuments,pleasedisseminate themtoyourtenantswithachangein-terms-of-tenancynotice,asall

renters,regardlessofwhentheirtenancybegan,shouldhavethecontents ofthisliteratureincorporatedinto theirrentalagreements.

Residentsimpactedbymoldcontaminationmaybringacivillawsuit againsttheirlandlordfordamages. Insurancecompaniesareincreasingly unwillingtoinsureownersforthese claims,therebyunderscoringtheneed toquicklyrespondtomoldcomplaints withaprofessionalmoldremediation companyandtoremediatethegrowth bothintheoutbreakspotsandinside thewallandceilingareaswherethe moisturemayhaveoriginated.

Donotcutcorners,anddonot pressureyourtenanttoreimburse youforremediationcosts,evenif youbelievetheycreatedtheproblem. Remember,youhavetheobligation toprovidehousingfreeoftoxiccontamination,anddefendingamold lawsuitwithoutinsurancecoverage

–DaveWasserman

Q.

A.Theshortansweristhatthisis mostlikelynotallowed.First,tolegally listabedroomasashort-termrental, anypropertyownerortenantmust Short-TermRentals(OSTR).

OSTRexistsundertheauthorityofthe SanFranciscoPlanningDepartment. Whenitconsidersanapplicationfor doesnotrequireproofofthelandlord’s consent,norwillitgetinvolvedinany disputesbetweenlandlordsandtenants regardingshort-termrentalsorleaseprohibitionsonshort-termrentalsduringthe applicationprocess.

However,anyapplicationforashorttermrentallicensewilltriggerOSTRto sendallpropertyownersamailednotice indicatingthatanapplicationtoconduct short-termrentalshasbeenreceived.So,

Ifthepropertyislistedbutyouhavenot OSTRtoseewhetheranapplicationhasment’sPropertyInformationMap.

Assumingyourtenanthasobtainedthe

bytheResidentialUnitConversionOrdinance(commonlyknownastheShortTermRentalOrdinance).Thesecriteria require,amongotherthings,thatthe propertyownerortenantliveinthe

ortenantmaintainadequateinsur-

propertynothaveanyoutstandingviolationsoftheBuilding,Electrical,Plumbing,Mechanical,Fire,Health,Housing, Police,orPlanningCodes.

Inaddition,andmostimportantly,ifthe unitissubjecttorentcontrolprovisions, atenantmustcomplywiththeinitial rentlimitationforsubtenantsandcharge nomorerentthantherentthetenantis payingtoanylandlordpermonth.Ifyou believeyourtenantiscollectingmore inrentthansheispayingtoyou,you maysubmitacomplainttotheOSTR. Complaintsmaybesubmittedbyemail, mail,orvoicemailandmaybesubmit-

ofaviolationbyOSTR,alandlordmay institutecivilproceedingsforinjunctive andmonetaryreliefagainstatenantwho operatesashort-termrentalillegally.

termrentalratesandcontrolledrentmay alsoconstituteaviolationoftheUnfair CompetitionLaw.

–ShoshanaRaphael

Q.

A.In2020,Iwaslivinginmyfavorite

neighborhoodinatinystudioapartment. Eachofmylarge,south-facingwindows lookedoutatthewallofthenextproperty sunlight).Butwhenshelter-in-placehit, andmykitchencounterbecamemywork desk,theviewgotmonotonous.

Iaskedmylandlord,“CanIpleasemake anillegalroofgarden?”andIincluded somedetailsaboutfoampaddingand woodtilestoprotecttheroof.Heobliged. thatstartedmycurrentplantaddiction. (Thesedays,ittakesabouthalfanhour towaterallmyplantsonceaweek.)My then-landlordwasactuallyaclient,and everythingifhechangedhismind.But dutyfromtheirtenants,soyouneedto bethinkingabout“housingservices”and yourabilitytotakecontroloverthosegardenbedsintheeventyourtenantwants toclaimterritory.

“Housingservices”isamurkyconcept thatbasicallysetsastatusquoofephemeraltenantrightsthat“cannotbesevered withoutjustcause.”Some—likeproviding adequateheat—arefundamental.Others—likeparkingspaces—illustratethe

City’spolicytoprevent“backdoorevictions”bypreventinglandlordsfromtakingawayanessentialqualityofarental unitthatthetenantrequirestolivethere.

Conceptually,thisisaboutprotecting thespiritofrentcontrol,bypreserving thehousingservicesthatthetenant bargainedforatthecommencement ofthetenancy.

Unfortunately,tenantsoftenregarda housingservicethatcannotbesevered withoutjustcause.(Asapracticalmatter, thebalanceofrightsandobligationsbetweenlandlordandtenanttendtoratchet inonlyonedirection.)

Thatsaid,youdidonlygivepermission gratuitously,inthecontextofapandemic andnotinexchangeforadditionalconsideration.Additionally,thetenanthas nowviolatedthespiritofthisgiftbyneglectingitandcreatinganuisance,which wouldpotentiallygiveyoujustcauseto “sever”thehousingserviceintheeventof adispute.

tenantmayhaveabandonedthisshelterin-placehobbylikemostpeoplestopped bakingbread,knitting,orspendingqualitytimewiththeirfamily.Yourtenant maybewillingtodismantletheproject atyourrequest.Ifnot,theymightatleast allowyoutotakeitoverwithoutprotest overtheir“righttogarden.”

Ifyoucanassertcontroloverthelandscapingwhilealleviatingyourtenant’s obligationtocareforit,youwilllimit thescopeof“housingservices”going forward,andtherebyminimizethenumberofthingsyourtenantcanleverageto adjusttheirrentalrate.

–JustinA.Goodman

Theinformationcontainedinthisarticleisgeneralinna-

bereachedat415-567-9600.ShoshanaRaphaeliswith SJRLawCorporationandcanbereachedat415-4086044.JustinA.GoodmaniswithZacksandFreedman, PC,andcanbereachedat415-956-8100.

TREASURED TRANSPLANT

WrittenbyMONICACARCAMO

PhotoCredit:ASSOCIATEDPRESS

Theyearwas1880.Witha populationof233,959,San Franciscowastheninth-largestcityintheUnitedStates.Withthe discoveryofgoldtothenorthinthe

oftheGoldRush,thecityhadgrown bymorethan1,000percent.SanFranciscowasbooming.

TheGoldRushdrewmanyimmigrants,onebeingMaxEnglander.He wasanativeofFloss,Bavaria,bornin 1819.Maxwasinthedrayingbusiness, BatteryandPineStreets.

Areyouwonderingwhata“draying business”evenis?Adraymanwashistoricallythedriverofadray—alow, byhorsesormulestotransportall kindsofgoods.

Englanderwasanhonoredmemberof theJewishcommunityinthecity,well-

OddFellow.Englander’sSanFranciscostoryisafairlyinterestingone, butwhatdoeshehavetodowiththe SanFranciscoof2023?

It’snoteverydaya Victorianismoved acrosstown.Readon tolearnaboutThe EnglanderHouse’s vibrantnewlife.

Okay,let’sjumpbackto1880,when Englander’sdrayingbusinesswassoaring.Thatyear,hebuiltwhatweknow nowasTheEnglanderHouse.

ThehouseisagreatexampleofVictomanyyears,itstoodastheonlyremainingVictorianonFranklinStreet.Records tellusMaxandhiswife,Theresa,owned thehouseuntil1930.Then,theFirst BaptistChurchofSanFranciscoretained ownershipuntil1991.

From1991onward,thehousechanged handsmanytimes,andunfortunately, noneoftheownerswereabletobringthe housebacktolife.Justafewyearsago,it satvacantanddilapidated.

You’reprobablymostfamiliarwiththe EnglanderHousefromrecentnews,when itssix-blockmovefromitsoriginaladlocationof635FultonStreetwasfollowed bylocalsandthemedia.

ThehistoricEnglanderHousewasliterallymoved.Sixwholeblocks,tobeexact. Thehome’smostrecentowner,whois alocalrealestatebrokeranddeveloper, paidcloseto$800,000inmovingcosts andfeestorelocatethehousein2021.

Theprocessofphysicallymovinghouses iscalled“structurerelocation.”While SanFranciscanshadn’tseenastructural was—believeitornot—acommonpracticeinthelate1800sandearly1900s.

Intheoldendays,buildingsweremoved onlargewoodenrollerspulledbyoxen orhorses.Theworkanimalswouldpull thestructurealongtherollers,which werethentransferredfromtheback ofthebuildingtothefronttokeepit movingforward.

WhileI’msurevideosofoxenorhorses pullingthehousedownthestreetthe old-fashionedwaywouldhavegoneviralonsocialmedia,thisisnothowthe

Englanderhousewastransportedinthe

Movingthehousewasstillatremendous undertakinginourmoderntime.Teams andheavedittoitsnewhomesixblocks away.Thishistoriceventwascapturedby localandnationalnewsandevengarneredinternationalattention.

It’snoteverydayawholehousegets wheeleddownthestreet!

But...Why?

Afterthedustsettled,manyofuslocals wereleftwondering,Whydidthishappen? Whatishappeningnow?

Streetwillbecomeaforty-eight-unit, eight-storyapartmentbuilding.The proposedninety-three-footstructurewill feetfordwellingunits,4,420squarefeet ofcommonopenspace,and3,860square feetforon-siteparking.

bedroomunits,twenty-ninetwo-bedroom units,andfourthree-bedroomunitson theparcel.Apercentageofthesenew

Thebuildingwillincludeparkingforseventeenvehiclesandeightybicycles.

TheEnglanderHouseisnowanchored at635FultonStreet,nexttoahistoric formermortuary,whichwasmovedabout fourmeterstomakespacefortheVictorian.Bothbuildingswillberehabilitated togethertocreateseventeennewapartmentsdesignedbyKermanMorrisArchitects.ScottHouseMovers,andPhilJoy HouseMoving&Levelingareresponsible forthehistoricmove.

Iwasfortunatetogetasneakpeekofthis newdevelopment—slatedformove-in mid-September—onabrightblue-sky Wednesdayafternoon.

FORSALE/FORLEASE

CoreyEckert,VicePresidentofLeasing &MarketingatStructureProperties,who isassistinginthelease-upoftheproperty oftherenovated,combinedpropertiesat 635Fulton.

Sincechildhood,Ihavealwayslikedto personifyinanimateobjects.Iliketo thinkthathousesorcarshavea“personality.”AsIstoodoutside635Fulton Street,marvelingathowtheornate Victorianstoodoutincomparisontothe otherstructuresintheneighborhood,I smiledthinkingabouthowtheEnglander Housemightfeellikethenewkidonthe block.Diditmissitsoldneighborhood? Wasitnervousaboutthemove?Wouldit makenewfriends?

However,onceIwasintheproperty, allmypreconceivedthoughtsaboutthe house’spossiblepersonawentoutthegor-

Coreyexplainedthatthetwoproperties areconnectedinternally,althoughthey lookasiftheyarestilltwoseparatepropertiesfromtheexterior.Whencomplete, therewillbesevenunitsintherelocated Victorianandtenunitsintheoriginallyexistingstructure.

First,CoreytookmethroughtheexistingstructureadjacenttotheEnglander house,toastunningthree-bedroom, two-bathroomunit.Thesleek,modern wereawe-inspiring.Icouldalmostseethe familywhowouldeventuallymakethis theirhome,givingnewlifetothespace.

Next,CoreyandIeasilycrossedoverto theEnglanderHouse,whereI’dbeenexandaesthetics.Buttomysurprise,Corey showedmeathree-bedroomunitwithnessastheadjacentbuilding.However, thisunit’sbeautifulcurvedBaywindows areatell-talesignthatthisspacehasa 140-yearhistory.SomeoftheoldVictorianfeatureswereleftintact,likeasmall

Writtenby ANGELALOWREY

Allphotoscourtesyof SFPUC

oonelikesincreasedcosts.Sometimes,however,they’renecessaryand worththeinvestment.

Thisisoneofthosetimes.

TheSanFranciscoPublicUtilitiesCommission(SFPUC)recentlyraisedwaterand sewerratestomakeneededinvestmentsintwosystemsnecessaryformodernlife:our waterandsewersystems.

Contextisimportant.TheSFPUCprovidesSanFranciscowithessentialwaterand sewerservices.Everydayourhigh-qualitytapwaterisdeliveredtohomesandbusinessesacrossthecity.WearealsotheonlycoastalcityinCaliforniathatcollectsand treatsnotjustsewage,butalsostormwater,toprotectpublichealthandtheenviron-

operating,maintaining,andupgradingourwaterandsewersys-

Athirdaspectoftheratepackageisanewrequirementforlandlordstoberesponsibleforwaterandsewerservicewhentheir rentalpropertiesarevacantformorethantendays.

andnecessarytokeepourwaterandsewersystemsrunningwell.

Manypartsofourwatersystemareaboutonehundredyears old,andportionsofoursewersystemdatebacktotheGold Rush.We’vemadealotofupgradestoboth,particularlyin thelastdecade,butmoreworkisneededtopreventbreaks, improveseismicsafety,andadapttodroughtsandstormsas theclimatechanges.

Weneedtopayfortheupgradeswe’remakingrightnow,while continuingtomakesmartinvestmentsforthefuture.

Afterarigorouspublicprocess,SFPUCCommissionersunanimouslyapprovedanincreasetowaterandsewerratesforthe

householdinSanFrancisco,themonthlybillwillincreaseby about8%to9%eachyear.Evenwiththeserateincreases,the SFPUCservicesareatremendousvalue.Onegallonofour world-classtapwatercostsonlytwocents,whileagallonof averagecustomer’swaterandsewerbillinSanFranciscoisstill lessthancurrentbillsinLosAngelesandSantaClaraandjust slightlymorethanSanDiegoandSanJose.Youcanlearnmore aboutthenewwaterandsewerratesatsfpuc.org/2023Rates.

Themaindriverofthisrateincreaseisinfrastructureprojects, manyofwhichhavealreadybeenbuiltorarebeingbuiltnow.

TheSFPUCdidatop-to-bottomanalysistostreamlineandprioritizeourcapitalspending.Thatledtousreducingour10-year capitalplanbyover$1billion.

Additionally,wehaveworkedaggressivelytosecurelow-intereststateandfederalloansthathavesavedratepayersmillions ofdollarscomparedtoifwehadusedbonds,thetraditional fundingmethod. -

PUCCommissionalsoremovedthe5%droughtsurchargefrom

Thesenewratesaretheresultofadetailedanalysisbyan independentconsultantasrequiredbytheSanFrancisco Charter,andtheywereapprovedafterathorough,fair,and openrate-settingprocessthatincludedoversightfromthe RateFairnessBoard.

Thenewratespackagehastwomainparts.First,itchanges howthesewerportionofone’sbilliscalculatedtobetteralign

toensureeveryoneispayingtheirfairshare.Thisstructural changetoourratesbyitselfdoesnotresultintheSFPUC collectinganymoremoney.Itisrevenueneutral.This updatedmethodologyisstandardpracticeamongmany utilitiesnationwide.

Thesecondmainpieceofthisratepackageisanincreasein waterandsewerratesovereachofthenextthreeyears.The amountoftheincreasevariesdependingonyourwaterusage, butdetailedinformationcanbefoundatsfpuc.org/2023Rates

Aspartofthenewratespackage,SFPUCcustomerswillalsosee achangeinthewaythesewerportionoftheirbilliscalculated. Thiswasdonetobetteralignrateswiththecostsofservingdifferentcustomers.

Weoperateacombinedsewersystemthattreatsstormwater morestormwaterintooursystem.Forexample,alargeretail storewithaparkinglotcontributesmorestormwatertothe systemthanahigh-riseresidentialtowerwitharelatively smallfootprint.

Previously,thesewerportionofcustomerbillscombinedthe coststocollectandtreatwastewaterthatcomesoutofbuildeachcustomerwerecalculatedbasedonmeteredwaterusage, newstructuresplitsthesewerbillintotwoparts:awastewater chargeandastormwatercharge.Eachwillbecalculatedseparately.Thischangeisnotanewfee.Byitself,thisnewstructure doesnotchangetheamountofmoneytheSFPUCwillcollect fromcustomers.However,thisnewmethodologywillmoreequitablydistributethecostsofcollectingandtreatingstormwaterbasedoneachcustomer’sindividualcontributionsintoour combinedsewersystem.Thischangeensureseachcustomer

Thisupdatedmethodologyisstandardpracticeamongmany utilitiesnationwide.

Overthelastseveralmonths,theSFPUCconductedanextensiveoutreachcampaigntosharethedetailsoftheratespackage andhighlightSFPUCprogramsthathelpcustomerssavemoney ontheirbill.OurrepresentativespresentedattheSanFrancisco ApartmentAssociationLandlordExpoonMay18,2023,where theysharedhowpropertyownerscantakechargeoftheirsewer

WaystoConnect.

billsbyimplementingsustainablestormwaterpracticestodivertstormwaterfrom oursewersystem.Anewwebsite(stormwater.sfpuc.org)hasbeencreatedfor customerstolearnhowtheirstormwater chargeiscalculated,applyforacredit,or seekagranttoupgradetheirpropertyto bettermanagestormwater.Theycanalso ownership,ortheybelievetheremaybe anerror.

AnotherchangeintroducedonJuly1, 2023,forSFPUCcustomerspertainsto landlordresponsibilityforvacantproperties.Whenatenant’swaterservice accountisclosedandanewwaterservice accountisnotopenedwithintencalendar days,alandlordaccountwillautomaticallybecreatedfortheproperty.The landlordisresponsibleforwaterand sewerchargesuntilanewtenantopensan accountforwaterandsewercharges.

TheSFPUCiscommittedtokeeping customerstolowertheirbills.WeunderstandthatmakingendsmeetisachallengeformanySanFranciscans,whichis

gramthatprovidesadiscountonwater andwastewaterbillstohelpcustomersin need.Ifyouhaveatenantlivingonalow income,andtheypayanSFPUCwater andsewerbill,theymaybeeligibleto receivethisdiscount.

-

sourcestosavewaterandmoney.These includenumerousrebates,grants,and otherservices.Theseresourcesareavailabletoresidents,businesses,andorganizations.Ifyouwanttosavemoneywhile protectingtheenvironment,visitwww. sfpuc.org/savings.

Formoreinformationonanyoftheservicesprovided sfpuc.orgorcontactCustomerServiceatcustomerservice@ sfwater.org,415-551-3000.

PreventFires.

DONATETO THESFAALEGAL FUNDTODAY

AcrosstheUnitedStates—especiallyinanadaptivecitylikeSanFrancisco— themultifamilyhousinglandscapehasembracedtherapidintegrationoflithpowermanagement.

Withthesetechnologicaladvancements,though,comesafetyconcerns,likepo-

Duringthepastfewyears,SanFranciscohasexperiencedanoticeableuptickin topowertheirtransportation,laptops,andotherelectronicdevices.Accordingto multifamilybuildingsinthecity,hasmadelithiumbatterysafetyatoppriority forSFFD.

Asrentalpropertyowners,weneedtounderstandandaddressthepotentialrisks associatedwithlithiumbatteriesinmultifamilybuildingstosafeguardbothour residentsandproperties.

Let’sbeginwithasimpleexplanationoflithium-ionbatterytechnology.Itworks partsofthebattery,whichstoresandreleasesenergy.

Lithiumbatteriesaregreatforeverydayusebecausetheychargequicklyand keepdevicespoweredupforlonger,whichisidealforsmartphones,laptops,and e-bikes.Theyarelightweightandcompact,makingdeviceseasytocarryaround. Lithiumbatteriesarealsoenvironmentallyfriendlycomparedtoothertypesof batteries.Theyaretheobviousgo-tochoiceformoderntechnology.

needtopaycloseattentionto.

• Iflithiumbatteriesarechargedtoomuchorgetdamfromhappening,avoidovercharginglithiumbatteriesandrefrainfromusing

WrittenbyAMMCELROY

MULTIFAMILY LITHIUM BATTERYUSAGE FAQS

Q.HOWCANRESIDENTSSAFELY ANDEFFICIENTLYDISPOSEOF LITHIUMBATTERIES?

damagedbatteries.Regularlyinspect yourbatteriesforsignsofwearor damageandreplacethemifneeded.

• Theelectrolyteinside batterygetsbrokenorgoeshaywire, sohandlingthemwithcareisimperative.Ifabatterygetspuncturedor damaged,itcouldcausetheelectrolyte storelithiumbatteriesinacooland dryplaceawayfromsharpobjectsor potentialhazards.

• Lithiumbatteriescan gettoohotduringchargingorifthey areusedinveryhotplaces.Charge yourbatteriesinacool,well-ventilated area,andavoidexposingthemto directsunlightorotherheatsources duringcharging.

• Iflithiumbatteriesgetbangeduporhavemanufacturingproblems,theymightnotwork aswellandcanbemoredangerous. Chooseonlyreputablebatterybrands knownforqualityandsafety,and avoidusingbatterieswithvisibledamageorswelling,

replaceolderbatteriesandkeepaneye onhowtheyareperforming.Never buyasecond-handbattery.

Makesuretenantsknowtheproperway todisposeoflithiumbatteries.Provide educationabouttheimportanceof recyclingbatteriesandthepotential hazardsofimproperdisposal.

Householdbatteries,includinglithium batteries,canbepickedupwiththecurbsidecollection.Placebatteriesinaclear, sealedplasticbagontopoftheblackularcollectionday.Topreventaccidental lithiumbattery.

Q.I’VEREPEATEDLYASKEDATENANTNOTTOCHARGEHISLITHIUM BATTERYSKATEBOARDINTHE SHAREDGARAGEFORSAFETY REASONS(INPERSONANDIN WRITING).EVENTUALLY,ITCOMBUSTED,CAUSINGASMALLFIRE THATDAMAGEDMULTIPLETENANTS’BELONGINGS.AMILIABLE?

• Usingthe wrongchargerorkeepingthebattery pluggedinfortoolongcanberisky. Alwaysusethecorrectchargerand avoidchargersnotintendedforyour avoidoverchargingorusingyourbatteryuntilthechargeisnearlyorcompletelydepleted.

• Iflithiumbatteriesdon’thaveenoughfreshair aroundthem,theymightbuildup dangerousgasesifsomethinggoes wrong.Storelithiumbatteriesin well-ventilatedareas,allowingair circulationtodispersepotentialgas orexplosion.

• Overtime,lithium batteriesmaylosetheirpowerand becomelesssafetouse.It’sbestto

Ownersandpropertymanagersofmultifamilybuildingswithsix-plusunitscan requestacomplimentaryorangebatteryrecyclingbuckettokeepintheregular trashdisposalarea.Recologywilldeliver abucket,informationalposter,andpostcardstodistributetotenants,notifying themoftheprogram.Whenthebucket isfull,anyonecancallthenumberon thebuckettoscheduleafreepickup.To requestabattery-recyclingbucketfor yourbuilding,emailcustomerservice@ recologysf.com.

batteriesatanySanFranciscoWalgreens,mosthardwarestores,ortheSF TransferStationHouseholdHazardousWasteFacility(501TunnelAvenue). Householdsandbusinessescanbringup pounds)permonthforfreetothepublic $3.50perpound.

Thenextstepinmakingsureyour tenantsandbuildingsaresafeand soundwithlithiumbatteryusageisto safetyinformation.

InstrumentalRentals

writtenbyJAYGREENBERG

and$518,000in2020.Costperunit decreasedto$440,000in2021,rose slightlyto$453,000in2022,butthen droppedby20%$360,000in2023. Notably,the2023cost-per-unitaver2014,whentheaveragewas$346,000.

Thefollowingdetailsfor valueindicatorsandtransactionlevelsintheSan Franciscoapartmentmar-

of2023forapartmentsales.Virtually allvalueindicatorshaveexperienced decreases,andtransactionlevelshave reachedrecord-lowlevels.

Thesituationhasbeenfurtherexacerbatedbyarecord-highinventory ofavailableapartmentscoupledwith climbinginterestrates.Despitethedif-

markethasshownstrengthduringthe summermonths,andtherearepositive signsthatthetourismindustryismakingacomeback.However,thecityof SanFranciscohasbeenfacingnegative pressduetoconcernsaboutrampant crimeandsafetyissues.Currentleadtheoverallqualityoflifeinthecity, andwiththeapproachingelectionin 2024,therewillbeanopportunity forthepeopletoexercisetheirvoting trajectoryofourbelovedcity.

Thefollowingare2023secondquarter(January–June)statisticsforthe 5-9-unitsectorandthe10-plus-unit sectorcomparedtothesameperiod

broaderperspectiveandconsidering thecircumstancesthathaveunfolded sinceMarch2020.

Theaveragepricepersquarefoot

persquarefootretreatedapproximately4.6%to$551in2019andthen reboundedtoreachthenewmid-year highof$593in2020.Thisnumberhas sincedroppedto$531in2021,$500in

GrossRentMultipliers(GRMs), peakedin2018andhavesincegraduallydeclined.TheaverageGRM

impressive18.51in2018beforepullingbackto15.9in2019.In2020,the GRMincreasedslightlyto16.02,but

theaverageGRMinchedupagaintoageplummetedto13.08,thelowest observedinoveradecade.

Thecostperunithadbeensteadily

whenitexperienceda15%drop.The averagecostperunitwas$454,000

Thedollarvolumeamountedtoap$188millionin2018beforedropping to$153millionin2019,$134million in2020,and$129millionin2021.

$199millionin2022,thehighestlevel seeninthepastdecade.However,markingasubstantial56%decrease comparedtothepreviousyear.Thisumerecordedinmorethanadecade.

Asforthenumberoftransactions, closingsthroughmid-year.There 41in2020,andonly28closingsby mid-year2021.Similartothedollar volume,2022experiencedarobust

However,thelandscapeshiftedsignificantlyoverthepasttwelvemonths, andthenumberoftransactionsdecreasedto39in2023,adecreaseof 45%inayear-over-yearcomparison andthelowestnumberofmid-year closingsinmorethanadecade.

Theaveragepricepersquarefoothas jumpedupanddowninthiscategory,

10eventtickets

Premiumseatingandtableswag

Hostedbarandpremiumwineservice

Presentawardtowinner

Groupphotowitheventspecialguest CompanyvideoshownduringAwards presentation

Full-pagecoloradvertisementinevent program

RecognitioninSFApartmentMagazine

One2024member-meetingsponsorship

RecognitiononSFAAsocialmedia

RecognitiononSFAAwebsitehomepage

Recognitiononeventmarketingmaterials

Stand-aloneemailblasttoentireSFAA

membershipafterevent

6eventtickets

Premiumseating

Premiumwineservice

1/2-pagecoloradvertisementinevent program

CompanyacknowledgedduringAwards presentation

RecognitioninSFApartmentMagazine

RecognitiononSFAAsocialmedia

RecognitiononSFAAwebsite

Recognitiononeventmarketingmaterials

2eventtickets

1/4-pagecoloradvertisementinevent program

CompanyacknowledgedduringAwards presentation

RecognitioninSFApartmentMagazine

RecognitiononSFAAsocialmedia

RecognitiononSFAAwebsite

Recognitiononeventmarketingmaterials

$552in2019,and$616in2020.Since decreases.Thepricepersquarefoot droppedto$500in2021,$463in2022, and$399in2023,markinga14%decreaseinayear-over-yearcomparison adecade.

highestinadecade.GRMspulledback to14.83in2019andincreasedagainto 16.65in2020.Similartopricepersquare foot,GRMshavebeenretreatingsince them.Bymid-year,GRMsdroppedto 14.03in2021,13.39in2022,and11.39in 2023,a15%decreaseinyear-over-yearcordedinthepastdecade.

Theaveragemid-yearpriceperunit followedthesamepattern,reaching beforeslippingto$432,000in2019and year,theaveragepriceperunitdropped to$391,000in2021,$349,000in2022, and$300,000in2023,a14%decreasein year-over-yearcomparisonandthelowest bymid-yearwereached$343million amountdroppedto$226millionin2019 butreboundedthefollowingyearto$304 million.Nonetheless,in2021,thedollar volumedroppedto$196million,andin 2022,itagainreboundedto$285million. However,for2023,therecordeddol-resentingasubstantial66%decreasein year-over-yearcomparisonandthelowest

Thenumberoftransactionsrecorded throughmid-yearinthiscategoryhave 2021,and32in2022.Unfortunately,for 2023,wehaverecordedonly22sales, markinga31%decreaseinyear-over-year

servedinoveradecade.

Thesourcesofthenumbersreportedare fromJayGreenberg,VitalyRutus,San FranciscoMultipleListingService,and CostarComp.

TheSanFranciscoapartmentmarketis

Dollarvolumehasplummetedbyover 50%andthenumberoftransactionshas seenasubstantial40%drop,demonstratingasharpreductioninoverallsales anddemand.

Moreover,themarkethasexperienced widespreaddevaluation,withmostvalue indicatorsregisteringdouble-digitpercentagedeclines.Thecurrentfor-sale inventoryformulti-residentialbuildings with5-plusunitshasreacheditshighest levelinoveradecade.Therearecur-

Amidthesepositivedevelopments, though,it’simportanttonotethatbusinessesandretailershavebeenleaving townduetocrimeandsafetyconcerns. owners,realestatevalues,andtheoverall qualityoflifeforresidents.

Asthecitylookstowardthe2024elec-

encethedirectionofourbelovedcity. SeveralseatsontheBoardofSupervisors,alongwiththemayoralposition, willbeupforvote.Thecurrentsuperviseekingre-election.

andseveralkeydistrictscouldbethe potentialshiftneededtochangethe city’strajectory.

Foradditionalinformationrelatedtoanydatapointsand/ ormarketnews,pleasecontactJayGreenbergatjayhgreenberg@apr.com.

Furtherexacerbatingthechallenges,the units—isupforsale.Thisincreased supplyhasaddedpressuretoanalready strugglingmarket.Additionally,interest ratescontinuetoriseandarecurrentlyat inthemid-sixpercentrange.

Insummary,theSanFranciscoapartmentmarketisgoingthroughatough period,markedbyasubstantialdeclinein bothsalesactivityandpropertyvalues.

Despitethechallengesintherealestate salesmarket,therentalmarketinSan Franciscohasdemonstratedresilience andstrengthduringthesummermonths. Thecity’sthrivingjobmarkethasbeen

graduates.Moreover,thetourismsector hasexperiencedanotableboostin2023 comparedtothepastfewyears,contributingpositivelytothecity’soverall economicactivity.

sfaa. myintellirent.com/agent-signup

ThefollowingmembersareSFAAPropertyManagementMembers.Theyfullysupport theorganizationandarededicatedtoSFAA’sgoals.Formoreinformationaboutthebenmaria@sfaa.org or415-255-2288x110.

AECAlarms39

OpenscopeStudio53

Fried,Williams&GriceConnerLLP51

Koster&Leadbetter,LLP49 Zacks,Freedman&Patterson,PC58

CleanCompostingCompany49

CalStateRoofing,Inc.52

GaetaniRealEstate,Inc.80

GreentreeMaintenance51

RealManagementCompany64

RentalsinSF65

StructureProperties35

VertexProperties6

WestCoastPropertyManagement64

YardiBreeze15

AmoreRealEstate52

ColdwellBankerCommercial/Caravelli45

ColdwellBankerCommercial/McGue13 Colliers/Devincenti2

Compass/Filly11

Compass/Greenberg3

JeremyWilliams25

Marcus&Millichap28-29

MavenMultifamily15

VanguardCommercial/Chapleau9

ColoresPainting50 KruitPainting68

PetersPaintingServices52

RentBoardPassthroughs52

RentRaisers49

TheGuarantors23

Livable53

Acceptanceofanadvertisementbythismagazinedoesnot necessarilyconstituteanyendorsementorrecommendationby SFAA,expressorimplied,oftheadvertiseroranygoodsor servicesoffered.

TheEPAhasreviseditsLead-BasedPaintRenovationandRepairRegulations andnowrequirespropertyownersandmanagementcompaniestoimplement maintenanceprofessionalsworkinginpre-1978housing.

Friday October13,2023,2023 8:00a.m.–5:00p.m.

Members:$305

Nonmembers:$405

•Healtheffects

•Regulations

•Lead-safeworkpractices

•Containment

•Cleaning

•Recordkeeping

Thiscourseisaone-dayclassexplainshowtocomplywithEPA’sRenovation, inolderresidentialpropertiesandcanposeserioushealthrisks.Subjectsthat willbecoveredinclude: Registertodayensureyourpropertiesarecompliantwithregulationsandto safeguardthewell-beingofyourtenantsandoccupants.Thisclasscounts towardCCRMcontinuededucation.

JewishCommunityCtr. 3200CaliforniaStreet Rm#209

ContactMariaShea at415-255-2288x110or atmaria@sfaa.org

LAKESHORE,BERNALHEIGHTS ANDBAYVIEW…OHMY!

hingebelowthewindowinoneofthe bedroomsthatlookedlikeitwouldhave beenasmallventtowelcomeincoolair tofreshenupthebedroom.

Someoftheunitshaveaprivatewraparoundbalconyordeck,givingthem moreofahigh-risefeel.Agardenand alsobeavailableforalltheresidentsto enjoy,aswellasamplebikestorage.

AswemadeourwayaroundtheremodeledVictorian,itspersonalitystarted totakeshapeagaininmymind.The housefeltproudandexcitedtohavebeen broughtbacktolife.Andtohousenot onefamily,butsevenseparatefamiliesto boot!

Weareallfamiliarwiththehousing shortagesthatriddlethecityandsurroundingareas.Bymovingsixshort blocks,TheEnglanderHousehasallowed units.TheEnglanderissurelyhelping SanFranciscoinitstimeofneed.

ThepresenceofTheEnglanderwillalso impactthefabricoftheneighborhood. Theblocksbetweenwhereitoncesatand withVictorianhomesthatweredestroyed bySanFrancisco’surbanredevelopment inthemid-twentiethcentury.

AfterWorldWarII,Americancitieswere nowknownasurbanrenewal.Fromthe keytestinggroundfortheconcept,with largeportionsoftheWesternAddition aroundFillmoreStreetgettingbulldozed andeventuallyrebuilt.

Thetheorywasthatrazingandreplacing largeswathsofeconomicallydepressed olderneighborhoodswithnew,bigger buildingswouldresultinlowercrime, economicgrowth,andahigherstandard ofliving.

Advertise

materialize.

Thebacklashtothesefailuresdovetailed withthegrowinganti-freewaymovement ofthesameperiod,thenationwideCivil Rightsandanti-warmovements,and dozensofotheractivistgroupstocreate SanFrancisco’smodernprogressivepoliticalidentity.

Today,thisfailedmodelisstillpresent andusedasanexampleofwhatnot todoaswerealizethevalueinpreservingthehistorichomesandbuildings ofSanFrancisco.

TheEnglanderprojectspeakstowhere weareasacitytoday.Insteadofsimply demolishingthehistorichome,extreme measuresweretakentonotonlypreserve itbutgiveitnewlife.

Nottomentionthefactthatthisimpressivemovetookplacebackin2021,atime whenwewereallstrugglingtogetbackto thecommunityduringCOVID.Therelocationbroughtthewholeneighborhood togetheraspeoplestoodonthestreets marvelingasthehousecruisedby.

WhileIlovinglyrefertotheEnglander Houseas“thenewkidontheblock,” whenyouconsiderhowmuchithassurvivedoverthelast140years,it’snotthe newkidatall.AsItouredthehouse,takingitallin,Ifeltprideemanatingfrom theproperty,insideandout.Itbelongs here,rightonFultonStreet,whereso manyofitskinddidnotsurvive.

vivalstorycontinues.Theneighborhood getsalostjewelback,exactlywhereit belongs,forthenext140yearstocome.

MonicaCarcamoisaBayAreanativeandcan’timagine livinganywhereelsebesidestheCitybytheBay.Youcan

Thursday September14,2023 10:00a.m.–11:00a.m.

Members:$45

Nonmembers:$65

Onceyoucomplete registrationyouwill besentaseparate linktoregisterfor theZoomsystem.

sfaa’s

Thisone-hourclasswillexaminetheextremelyimpactfulCostaHawkinsstatuteanditsimpactonrentalhousingthroughout California,andincitieslikeSanFranciscoandLosAngelesthat haverestrictiverentlaws.Wewilldissectthestatuteanddiscuss, amongothertopics,thelaw’sprohibitionagainstvacancycontrol, theexemptionsthathavebeencreatedforsingle-familyhomesand condominiums,andtheexceptionscarvedoutforhousingconstructedafterFebruary1,1995.Inaddition,wewillexplorethestatute’seffectondevelopmentagreements,aswellasitsimposition ofvacancycontrolfortenanciesthatareterminatedundercertain circumstances.Lastly,wewillopineastowhatmayorislikelyto happenshouldthisirreplaceablepieceoflegislationberepealedby thevotersin2024,orotherwisescaledbackbyourstatelegislators.”

Managingelderlytenantsrequiresa thoughtfulandcompassionateapproach, astheirneedsmaydifferfromyounger tenants.Inthiswebinarwewillgiveafew tipstoeffectivelymanageelderlytenants.

•Communication

•Accessibility

•SpecialServices

•Flexibility

•Maintenance

•CommunityResources

DaveWasserman& CurtisDowling,Dowling&Marquez,LLP

Friday September22,2023 10:00a.m.–11:00a.m.

Members:$45

Nonmembers:$65

Onceyoucomplete registrationyouwill besentaseparate linktoregisterfor theZoomsystem.

MichelleHorneffCohenofRentRaisers

TellSFAAwhatyouthinkoftheservicesthatitoffers.You’llbehelping SFAAreachnewmembersbytellingprospectivemembersaboutyour

Pleasetakeafewmomentstoanswerthequestionsbelow(pleasebeas

EmailyouranswerstoMariaSheaatmaria@sfaa.orgwiththesubjectline, knowifwemayuseyourtestimonialinfutureSFAAmarketingmaterials.

InSanFrancisco,managingandowningrentalpropertycanbeatough business.Keepyourmanageruptodatewiththelatestnews,legislation, trendsandanalysisoftheindustry.SFAAmemberscannowsendtheir managersorfriendsSFApartmentMagazineforonly$84ayear.

THESFAPARTMENTMARKET DEFIESTHEMEDIA’SNARRATIVE

Keepingresidentsinformedaboutbattery safetyiscrucial.Simplematerialslike signageincommonareasorinstructional videoscanhelpresidentsunderstandthe risksandbestpracticesregardinglithium batteries.SFFDhassignagetoprintand hangincommonareas(seepages42and 43).Ifyouprefertoemailthisinforma.

Fore-bikesandscooters,SFFDrecommendsashortvideofromtheNational FireProtectionAssociation(seepage43 fortheQRcodetoaccessthevideo).

munityOutreachEducation(COE).The one-hourpresentationincludesinforma-anoperationdemonstration.Additional includeduponrequest—forexample,safe lithiumbatteryusage.

tionatyourbuilding,contacttheCOE programat or415-558-3300.

-

The2024SFAAResidentialTenancy Agreementwilladdresslithiumbattery chargingandstorageinaccordancewith thepointsraisedinthisarticle.

Youmay,rightnow,noticeyourresidents aboutcriticalsafetypoliciesbyamendingyourexistingrentalcontracts.Doso byservinganoticetochangetermsof formslibrary).

Attachacopyofthisarticletothe change-in-terms-of-tenancynotice,and stateasfollows:“Thetermsofyourtenancyarebeingchangedinaccordance aspartofyourleaseagreement,safety

AttendeeName: oMemberoNonMember

Title: CompanyName: Address City: Zip:

Phone: Fax:

E-Mail: LocalAssociationIDNumber:

PaymentInformation:oCreditCardoMailingCheckoSeriesInvoicing(membersonlybenefit)

Creditcardnumber: Exp.Date

Signature: Nameprinted:

CancellationPolicy:Cancellationsmustbemade72hoursinadvanceforarefundSFAAdoesnotproviderefundsforNo-Shows.Non-membersmustpayby creditcardonly!!!

*StudentsrequestingCalBREContinuingEducationCreditsmustshowpictureID,immediatelybeforeadmittancetotheliveoffering.

CCRMCertificationRenewalPolicy:Inordertokeepthecertificationactive,CCRMsmustcompletetwelvehoursofcontinuingeducation credits&submitarenewalapplicationalongwitharenewalfeeeveryotheryear(2hoursofthesecreditsmustbeinFairHousing)

informationabouttheuse,storage,and chargingoflithium-ionbatteries.The attachedinformationalarticlecontains imperativeinformationforyoutoreviewandincorporateintothehandling ofthesebatteries.Failuretosafelyand properlyuse,store,andchargethesebatpropertymanagementurgesyouandyour co-residentstoimmediatelyandproperly educateyourselvesaboutlithiumbattery safety.” totheSanFranciscoFireDepartment. VisitSFFD’swebsiteatorcall 415-558-3300.

EmailotherqueriestoSFAAatmemberquestions@sfaa.org,andadedicated direction.

PamMcElroyistheeditorofSFApartmentMagazine.She canbereachedatpam@sfaa.org.

costs.Thepro-housingmovementaimsto makebuildinghousingeasierandmore reducingredtape.

Earlier,SantaRosa,SonomaCounty,and Windsorreceivedthepro-housingdesignationintheBayArea.Newsomremains committedtoholdingaccountablethose hinderingprogressinresolvingthehousingcrisisthroughexecutiveactionand legalmeasures.

Byincentivizingandsupportinglocal aimstomeettheneedsofitsgrowing population.

SFAAmembersarewelcometovisitthe uprentalforms.However,pleaserefrainfromcominginpersonifyouhave testedpositivefororhavesymptomsof COVID-19.

Thebestwaytohaveyourquestions answeredisthroughemail:MemberQuestions@sfaa.org.Andjustafriendly reminder,timelypaymentofmembership duesisthebestwaytohelptheassociationhelpyou.

arechanging,astheyareacrossthe UnitedStates.Theriseofself-employed workersandthegigeconomyisbringingmorefreelanceworkersandnon-W2 incomesources.TheBayAreaalsohasa highnumberofnon-U.S.citizens,includinginternationalstudents.Thesegroups oftenstruggletorentanapartmentbecausetheydon’thaveacreditscoreand eveniftheyhavethefunds,itisnownot possibletopayrentinadvancetosecure ahome.

“Thearea’sinternationalcommunity, includingstudents,isreturningstrongly post-pandemicanditisincreasinglyhard wouldbeexcellentrenters—theyjust operatorslookfor.Webridgethegap.”

TheGuarantors’FounderandCEO,JulienBonneville,launchedthecompanyin 2015withthegoalofmitigatingrisksfor ownersandoperatorstoimproverental housingaccessibilityforrenters.ItwasaevillecametoNewYorkfromFranceto pursuehisMBAatColumbiaUniversity. Hewasdeniedbyoperatorsseveraltimes becausehelackedaU.S.credithistory andproofofincome.

Today,thatdoesn’tneedtohappen. -

ingahomefarmoreopenforhopeful renters,andfarsimplerforleasingteams. Giventhechallengingmarketacrossthe BayArea,thisisevenmoreimportant thanever.Byallowingpartnerssuchas TheGuarantorstotakeonachunkofthe burdenandriskorapprovingrenters, operatorscanfocusonwhattheydobest: creatingandmanagingthebestcommunitiespossiblefortheirresidents.

TolearnmoreaboutTheGuarantors’insuranceproductsandSamIbrahimatsam.ibrahim@theguarantors.com.