SF Apartment Magazine October 2021 by sfaa1917

SF APARTMENT magazine

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SF APA magazine

SF APARTMENT

contents

Features

Line of Fire

BY PAM MCELROY

What’s Shaking? BY NORA BOXER

Locked & Stocked BY LISA ISOM & CAROLINE ROSENBERG

26 4

OCTOBER 2021 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

Holding Court

Down—But Not Out

The News

Surreal Estate

The Bridge Brief

BY JEREMY WILLIAMS

Proof Is in the Privilege

Legal Q & A

BY JUSTIN A. GOODMAN

Check You Later

BY VARIOUS AUTHORS

Calendar

Professional Services Directory

Membership Application

Board Report Best Square-Foot Forward BY ERIC R. ANDRESEN

SF APARTMENT MAGAZINE | OCTOBER 2021

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SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112 Email sfaa@sfaa.org Web www.sfaa.org

SFAA Staff Executive Director Janan New

Deputy Director Vanessa Khaleel

Education Specialist Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Manager Maria Shea

Accountant Crystal Wang

SFAA Officers President Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

Secretary Mark Henderson

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

VOLUME XXXIV, NUMBER 10 OCTOBER 2021 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

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

SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is published monthly for $65 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Jostens Printing Co. Copyright @2021 by SFAA.

Bert Polacci, James Sangiacomo, Dave Wasserman

SF APARTMENT MAGAZINE | OCTOBER 2021

COLUMN

THE NEWS experience in property rights and rent control cases—highlights the importance of this issue for California property owners, who also face strong rent control laws in cities throughout the State.

San Diego County Eviction Moratorium In late May, CAA filed a lawsuit seeking to invalidate a San Diego County ordinance imposing both eviction and

Holding Court

CAA and SFAA have been active in the courts. Read on for an update from CAA.

rent controls. CAA contends that the ordinance is preempted by state law and that the county relied on an improper use of emergency powers in crafting the measure. The measure prohibited nearly all evictions and placed limits on rent increases throughout San Diego County, including within its eighteen cities.

Editor’s Note: State and federal guide-

eviction moratorium violated the U.S.

Although the measure has now expired

lines and legislation are constantly

Constitution and put landlords at risk of

and has not been renewed by local law-

changing regarding COVID-19. For the

foreclosure and bankruptcy. The mora-

makers, the core question of CAA’s law-

latest information, resources, financial

torium shields tenants from eviction for

suit—whether the county overstepped its

aid, and forms, visit www.sfaa.org or

nonpayment of rent for more than two

powers by imposing restrictions on its

www.caanet.org/coronavirus.

years, regardless of whether they can

cities—remains at issue.

provide evidence of financial hardship As California state and local governments continue to adopt restrictive

tied to COVID-19.

Eviction Delay Tactics— Redwood City

eviction moratoria, numerous cases

New York Rent Control

have surfaced in the courts to determine

Also in January, CAA and the San Fran-

the State Supreme Court banned the use

whether lawmakers have gone too far.

cisco Apartment Association (SFAA)

of a common eviction delay tactic.

After hearing oral arguments from CAA,

jointly filed a legal brief related to New

The California Apartment Association

York City’s rent control law. A central

On CAA’s behalf, attorney Curtis Dowl-

(CAA) is selective when evaluating

argument of the brief is that the courts

ing of the law firm Dowling and Mar-

whether to engage in existing and

should not allow the government to

quez argued in Stancil v. Redwood City

new litigation. The organization fo-

use previous infringements on private

that Delta motions, or motions to void

cuses on cases that present a clear

property rights as a justification for fur-

service of summons, are being improp-

question for the courts to settle, with

ther infringements. The brief supports a

erly used to drag out unlawful detainer

significant implications for the rental

lawsuit filed by the Community Housing

cases. In Delta motions, tenants facing

housing industry.

Improvement Program and Rent Stabi-

an eviction challenge the merit of the

lization Association (groups that, like

case before even filing an answer to the

Below, we review some of the court

CAA and SFAA, represent the interests

unlawful detainer complaint.

cases from the past year that met CAA’s

of rental property owners) challenging

standards for taking legal action, and

2019 amendments to New York City’s

The Court ruled that a motion to void

some other noteworthy cases as well.

rent control law.

the summons can only be used for very

Los Angeles Eviction Moratorium

The filing, prepared for CAA by Nielsen

usual in an unlawful detainer action. It’s

In January, CAA filed a brief alleging

Merksamer Parrinello Gross & Leoni,

not a “handy all-purpose tool” for taking

that the City of Los Angeles’s COVID-19

LLP—a top law firm with extensive

on the merits of the complaint.

OCTOBER 2021 | SF APARTMENT MAGAZINE

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

J U ST L I STE D

SF APARTMENT MAGAZINE | OCTOBER 2021

SFAA ANNUAL TROPHY AWARDS Dress to impress for the annual San Francisco Apartment Association Trophy Awards gala. This outdoor terrace event honors the firms, employees, and properties leading San Francisco’s Rental Housing Community. Tickets are available for vaccinated attendees. See page 47 for more information, including sponsorship details. You can also email Vanessa Khaleel at vanessa@sfaa.org.

California’s eviction moratorium, the New

For local jurisdictions running their own

York law allows tenants to self-certify that

programs, success varies widely when it

they have been negatively impacted by

comes to getting dollars out. Some have

COVID-19.

performed at an exemplary pace, such as San Diego, which has distributed 93%

Tenants who self-certify were automati-

of the rental assistance funds received in

cally protected from eviction until August

March. Others, though, established applica-

31, 2021. The New York landlords argued

tion procedures far more burdensome than

the self-certification process prohibited a

California’s and have been unacceptably

landlord from challenging that certifica-

slow in doling out funds.

tion in court. In siding with the landlords, a divided court cited the longstanding legal

Encouragingly, several jurisdictions have

principle that due process prohibits a per-

decided to join the state’s program, moving

son from being a judge in their own case.

from “Option B” (locally administered but

The court determined that the self-certifi-

following state rules) or “Option C” (locally

cation process granted tenants the ability

administered not required to follow state

to judge whether they qualified for eviction

rules) to “Option A” (state administered).

protection without giving landlords the op-

These jurisdictions included the following

portunity to challenge the assertion.

counties: Orange, Placer, San Joaquin, Solano, Stanislaus, and Merced. The cities of

Andrew Zacks, one of the Bay Area’s leading landlord/tenant attorneys, said of

The above content was provided by Debra

Los Angeles, Irvine, Modesto, and San Fran-

Dowling’s arguments: “Facing a barrage of

Carlton, Executive Vice President of State

cisco also are joining the state’s program.

difficult questions, it is extremely apparent

Government Affairs at the California

that Curtis’s oral advocacy persuaded the

Apartment Association.

Court of the serious danger presented by

“Joining California’s rent relief program should make the application process sim-

the tenant’s position. Curtis’s arguments on

Rent Relief Update

pler for rental housing providers, especially

behalf of CAA were without question a criti-

Is COVID-19 rent relief money finally get-

those with properties in multiple jurisdic-

cal factor in helping a unanimous court to

ting out? The answer is yes, but the speed

tions whose rent relief programs have

find in favor of the property owner.”

of disbursement varies greatly by location.

different rules from the state’s,” said Tom

Supreme Court Ruling Could Impact Rental Property Rights

While most of the state falls under California’s own rental assistance pro-

The State continues to ramp up staffing,

A recent U.S. Supreme Court ruling in

gram, some cities and counties decided to

such as case managers and supervisors, to

Cedar Point Nursery v. Hassid involved

go it alone, although several have recently

be able to process larger and larger num-

a dispute between union organizers and

decided to have the State administer their

bers of applications, with a goal of taking

agriculture employers. It resulted in a rul-

program, bringing more efficiency and

no more than 30 days from the time an ap-

ing that is likely to have far-reaching im-

clarity for applicants.

plication is submitted to the time payment

Bannon, chief executive officer of CAA.

goes out.

pacts for property owners and the rental housing industry.

From the outset, CAA has pushed both state and local program administrators to

“At this juncture, it is especially critical

The High Court ruled that denial of a prop-

approve applications more quickly and dis-

that California and its local governments

erty owner’s right to exclude union organiz-

tribute dollars as fast as possible.

distribute rental assistance dollars as quickly as possible,” Bannon said. “In about

ers from the property can be considered a physical taking—which entitles a property

For its part, the State of California has

one month, California’s COVID-19 evic-

owner to compensation—rather than a

received requests for $1.23 billion in rent

tion moratorium is set to expire. Tenants

regulatory taking, which is subject to stan-

relief, with $701.9 million verified and

financially impacted by the pandemic are

dards more favorable to the government.

approved to be paid. As of now, the State

counting on those rental assistance checks

has paid out $374.7 million—delivering

to stay housed. At the same time, many

dollars on about 20% of total applications

rental property owners have now provided

received and about 30% of applications

housing without compensation for a year

deemed complete.

and a half, jeopardizing their own financial

Supreme Court Grants Injunction in New York Moratorium Case On August 12, the U.S. Supreme Court

security. It’s time housing providers and

granted an injunction after a group of New York State landlords argued that part

That information and richer data is avail-

of New York’s eviction moratorium vio-

able on the State’s Housing is Key dash-

lated their due process rights. Similar to

board (housing.ca.gov).

OCTOBER 2021 | SF APARTMENT MAGAZINE

residents get the help they need.” The News… continued on page 70

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

SF APARTMENT MAGAZINE | OCTOBER 2021

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© 2019 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the APARTMENT MAGAZINE | OCTOBER Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo SF are registered service marks owned by Coldwell Banker Real 2021 Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

COLUMN

SURREAL ESTATE

Proof Is in the Privilege w r i t t e n b y J U S T I N A . G O O DM A N

defendant’s act in furtherance of their

Protect yourself against meritless lawsuits for seeking access to courts and agencies.

right of petition or free speech (an

inquiry referred to as “prong one”), the anti-SLAPP statute requires that the plaintiff present evidence showing their claim has at least minimal merit (prong two). If they can’t, the claim is stricken.

his column explores two

their insureds’ unlikely exposure to a

under appreciated statutes

catastrophic verdict; why some tenants

The statutes aren’t coextensive. (In par-

that are indispensable to our

who see the lawful, inevitable termina-

ticular cases, sometimes the privilege

industry: Section 47(b) of

tion of their tenancy might voluntarily

will apply but not the procedure, and

the Civil Code, known as the “litigation

vacate, but claim that a course of unlaw-

vice versa.) But the litigation privilege

privilege,” and Section 425.16 of the

ful conduct and housing defects are the

can aid in construing the scope of prong

Code of Civil Procedure, known as the

real reason they lost the value of their

one of anti-SLAPP motions, and may

“anti-SLAPP” statute.

tenancy (a value generally measured by

provide a substantive defense the plain-

the difference between their old rent

tiff needs to defeat in prong two. Here

I discuss the mechanics and applications

and their new rent, multiplied by the

are some examples of how they work in

below, but here’s why they matter to

number of months they would have

practice to protect landlords and prop-

San Francisco housing providers: The

wanted to remain).

erty managers from liability.

is a powder keg. Buildings break down

In short, these kinds of interactions with

Evictions: A tenant’s breaches and viola-

over time, while the landlord’s obliga-

tenants have high stakes. We’re safe

tions are generally enforced under pain

tion to provide habitable dwellings is

when we not only follow the law, but

of eviction. Unlawful detainers are also

constant. Buildings are often renovated

also operate within the aegis of these

the appropriate tool in a non-fault termi-

or razed in other markets, but our land

statutes that provide early and robust

nation if the tenant does not timely va-

use and housing laws resist both kinds

protections against meritless lawsuits

cate. However, our industry would have

of tenant displacement. (After all, a va-

that seek damages where landlords seek

a difficult time operating if a landlord

cant apartment triggers vacancy decon-

to access courts and agencies.

could be sued merely for serving evic-

rent-controlled, San Francisco tenancy

tion notices or trying to enforce their

trol once; a new one ensures market rate increases continuously.)

The litigation privilege provides im-

rights in the courts.

munity from tort liability for commuOver time, the tenant’s rent tracks in-

nications made in connection with

And yet courts have found many

flation, while market rates grow with

judicial proceedings. It is generally an

contexts where landlords were not

demand. As this difference widens, the

absolute privilege against liability for

protected against tenant lawsuits that

“value” of the tenant’s rent-controlled

statements made preceding or during

followed eviction notices. In Clark v.

tenancy grows. But the value isn’t

litigation, provided the litigation is

Mazgani, a tenant’s lawsuit for a fraudu-

transferable by the tenant, so when the

contemplated in good faith and under

lent relative-move-in eviction survived

landlord-tenant relationship breaks

serious consideration.

the landlord’s anti-SLAPP motion, as the complaint was not premised on the

down, the parties fixate on who gets

possession and who pays for that value

The “anti-SLAPP” statute authorizes

landlord’s protected activity of prosecut-

if the tenant loses it.

a special motion to protect victims

ing an unlawful detainer action, but on

of abuse of the judicial process at an

the claim that the landlord fraudulently

This explains why “wrongful eviction”

early stage of litigation at a low cost.

evicted the tenant for a family member

carries high penalties; why otherwise

It’s named after lawsuits used primar-

who never moved in.

lawful rent increases are “tenant harass-

ily to chill the exercise of free speech

ment” if they coerce a tenant to vacate;

and petition—Strategic Lawsuits Against

In Marlin v. Aimco Venezia, LLC, a ten-

why nuisance suits fetch high payoffs

Public Participation. If a plaintiff seeks

ant sued their landlord after the landlord

from carriers who are worried about

damages based on allegations of a

invoked the Ellis Act to terminate their

OCTOBER 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | OCTOBER 2021

tenancy. The landlord’s anti-SLAPP motion

relation to an action and was not made to

tenant for non-payment of rent. The ten-

contended that the filing and service of

achieve the objects of litigation.

ant sued the landlord for endeavoring to recover possession in bad faith through

their Ellis notices was protected, petitioning conduct. The Marlin court found that

Landlords now had a roadmap to the safe

unlawful harassment and other means (in-

(assuming the filing and service of the no-

service of termination notices, but some-

cluding failure to make repairs). Unlike in

tice was petitioning conduct), the tenant’s

times evictions are messier. In 2005, the

Chacon, this tenant was actually displaced

lawsuit merely followed that conduct and

Feldmans were prospective subtenants at

by the unlawful detainer judgment, but the

was not based upon it.

the Park Lane in Nob Hill. The landlord’s

particular allegations in the complaint did

attorney said they needed to sign an agree-

not arise from protected activity. And, in

However, none of these decisions directly

ment with the master tenant and deliver it

Winslett v. 1811 27th Ave., LLC, the Court

considered a lawsuit based on the service

(which they did). After they moved in, the

found that even the litigation privilege does

of the notice of termination itself… until

landlord’s self-identified “trouble shooter”

not protect against claims arising from an

Birkner v. Lam. In Birkner, a landlord

threatened that their sublet was not also

unlawful detainer action, when that action

(Lam) served a notice of termination of

approved by the landlord, so they would

is retaliatory under state law.

tenancy to recover his ground-floor unit

either have to pay a significantly higher

for his aging mother. The tenants claimed

rent or leave.

Rent Increases: In Oviedo v. Windsor Twelve Properties, LLC, a landlord served

that they were “protected tenants” (who couldn’t be evicted by an RMI notice).

The landlord served a notice to cure or

a Costa-Hawkins rent increase, but did so

Lam wouldn’t rescind the notice, and

quit and filed an unlawful detainer when

without a sufficient factual basis to justify it.

even though his mother passed away

they didn’t comply. They did, however,

The landlord dismissed the ensuing unlaw-

several days before its expiration, his

vacate during the action, citing harassment

ful detainer on the eve of trial based on in-

attorney still didn’t rescind it (as the ten-

by the landlord. They filed a lawsuit based

firmities with the case. The tenant’s lawsuit

ants indicated they wouldn’t be vacat-

on this “course of conduct” designed to

followed; it was not based on the unlawful

ing). Nonetheless, Lam testified he would

deny them “the benefits accorded to ten-

detainer, but on the underlying conduct of

have prosecuted the unlawful detainer if

ants” under applicable law.

illegally raising her rent, in violation of the rent ordinance, and it survived the land-

his mother had not passed. The tenants

lord’s anti-SLAPP motion.

sued, asserting the notice was unlawful

Feldman v. 1100 Park Lane Associates

because they were protected, claiming

extended the benefits of anti-SLAPP, from

the notice exacerbated their preexisting

Birkner’s treatment of unlawful detain-

In Olivares v. Pineda, a landlord sought to

medical conditions.

ers and prerequisite notices, to the earlier

recover property to sell it vacant and served

“threats,” largely because they were in

a three-day notice for non-payment. The

The Court first observed that the prosecu-

anticipation of litigation, so the litigation

notice overstated the amount of rent due,

tion of an unlawful detainer action itself

privilege applied. Feldman found that the

but the landlord continued to prosecute,

is indisputably protected activity within

notice to quit and threats showed a suf-

until the landlord suddenly dismissed, is-

the meaning of the anti-SLAPP statute.

ficient connectedness to actual litigation

sued another notice for a greater amount

However, the tenants’ complaint wasn’t

to gain the protections of the litigation

(also too much), and his attorney continued

based on an unlawful detainer action, but

privilege, likening these communications

to threaten litigation. The tenants sued for

rather the service of the notice. Marlin

to pre-litigation settlement demands.

malicious prosecution based on the unlawful detainer and wrongful eviction based

found that terminating a tenancy and removing property from the rental market

Feldman and Birkner both provide protec-

on the second notice. The tenants estab-

didn’t insulate what followed. However,

tions for conduct that fits their facts, but

lished a probability of prevailing on the

unlike in Marlin, the sole basis for liability

not all cases do. In Chacon v. Litke, a land-

former (because the attorney should have

here was the service of the notice (and

lord filed an unlawful detainer against a

known the eviction lawsuit was unwinna-

refusal to rescind it). As the notice was a

tenant who wouldn’t vacate for temporary

ble and prosecution was therefore “mali-

legal prerequisite for bringing an unlaw-

capital improvement work. The landlord

cious”), and on the latter, because a notice

ful detainer action, it did constitute peti-

obtained judgment for possession, but

to quit and threats of eviction do not relate

tioning conduct.

when the landlord refused to re-offer the

to litigation if they are not contemplated in

unit after work was complete (as required

good faith and under serious consideration.

The tenants argued that Lam was required

by rent board rules), the tenant sued. The

to show that service was specifically

Court found that the tenant’s lawsuit was

Buyout Offers: Offers to pay money for

protected by the litigation privilege. The

based on refusal to re-offer, not any privi-

a tenant to vacate are protected by the

Court disagreed, finding the protections

leged act of “enforcing the judgment.”

first amendment. However, buyout offers are not themselves litigation privileged.

of the anti-SLAPP statute broader, so long as the record did not show, as a matter of

In Moriarty v. Laramar Management

law, that it had no connection or logical

Corp., a landlord successfully evicted a

OCTOBER 2021 | SF APARTMENT MAGAZINE

Surreal Estate… continued on page 72

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BOARD REPORT

COLUMN

Best Square-Foot Forward w r i t t e n b y E R IC R . A N DR E S E N , C PM

Help SFAA and CAA help you by paying dues, donating to PACs, and thoughtfully managing your properties.

other forms together and updates them every year is doing everything they can to think ahead and consider the various potential consequences, all to help you be prepared, not just for current situations, but for the unforeseen issues that could come up years from now. This

have been involved in many differ-

And yes, that means maintaining rela-

takes place at CAA, too, with a statewide

ent organizations, and in many dif-

tionships—even with those we know

team of attorneys and managers like me

ferent leadership roles, and one of

aren’t always on our side. Remember,

who help keep us prepared.

the most important mantras for me

it’s important to keep your friends

has always been to “be prepared.” And

close, but your enemies closer. I’ve

These committees also depend upon

yes, I was also involved in Boy Scouts for

experienced many, many instances

the input of members who are the

many years, so it taught me well.

where a working relationship, even

proverbial boots on the ground. Your

an unpleasant one, has allowed us an

suggested edits and questions about the

This doesn’t mean that I endorse the

opportunity to have an impact when

meaning and use of various sections of

gloom and doom attitude of preparing

we might normally not have even been

the agreements are very important. As

for the worst and being pleasantly sur-

invited to the table. So this, too, is an

are concerns regarding the future en-

prised at an outcome that’s a little bet-

important part of our efforts to be pre-

forceability of language in today’s agree-

ter. It does, however, mean that I take

pared on your behalf.

ment. While we do, of course, spend a lot of time looking at new and revised

the time and make the commitment to be prepared for what will inevitably

This is also true at the State level, where

legislation and its current impact; every-

come up—to anticipate that something

the California Apartment Association

thing goes through the vetting process

major will likely derail the status quo.

spends a great deal of time represent-

of looking ahead and trying to be pre-

By taking that time, I am much more

ing us in the State Capitol. There, too,

pared for future issues or concerns.

prepared to handle whatever happens

we have created relationships on both

in life, in my work, or in my representa-

sides of the aisle, relationships that en-

Coincidentally, the SFAA team is now do-

tion of our industry.

sure our involvement and influence in

ing its review for the 2022 version of the

the process, and allows us to have some

tenancy agreement, so please be sure

I have also learned to be ready, will-

say in the proposed regulations that

to send any questions, thoughts, or con-

ing, and able to comply with require-

may impact us.

cerns to Vanessa Khaleel, SFAA Deputy Director, at vanessa@sfaa.org.

ments of new legislation that I know are bound to hit us, no matter how off

Neither the SFAA nor the CAA could do

the wall or unreasonable they inevita-

any of this without our individual sup-

Another area where we need to be pre-

bly become. And that’s where the SFAA

port; that’s where we can each do our

pared—and should never cut corners—is

comes in. A major role of the SFAA in

part to help be prepared. Your dues and,

insurance. It never fails to amaze me

the “be prepared” world is our ex-

more importantly, your donations to

how many people make the mistake of

tensive involvement in the legislative

the Political Action Committees of both

paying the most minimal amount they

process. Significant amounts of energy

organizations make all the difference in

can, or searching for the carrier that

and resources go into SFAA’s participa-

our ability to be players in the game, to

will provide the lowest premium (and

tion in many different committees and

have that all-important seat at the table,

regrettably, also the lowest amount of

working groups, and into maintaining

and to be better prepared to deal with

protection). This is no way to prepare

relationships with political, legislative,

the legislation that so dramatically im-

for the future. Shortsightedness in secur-

and regulatory leaders. It is our expec-

pacts our properties.

ing appropriate insurance is practically a guarantee for disaster, usually when

tation that these relationships will help

the Residential Tenancy Agreement and

ensure that we are involved from the

Using the proper forms from SFAA and

ground up in any discussions on issues

CAA is another huge step in the right

that may impact our industry.

direction. At SFAA, the team that puts

OCTOBER 2021 | SF APARTMENT MAGAZINE

you’re least prepared to deal with it. Board Report… continued on page 56

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COLUMN

THE BRIDGE BRIEF

Down—But Not Out written by JEREMY W ILLIA MS

Investments from local tech companies and out-of-state investment firms show that the Bay Area remains a viable place to live, work, and invest.

2019—prior to COVID—San Francisco

Editor’s Note: We are pleased to bring

living in San Francisco exciting. And,

bedroom rent of $3,050 per month.

you the debut of “The Bridge Brief,” a

as a result, the apartment sales market

quarterly column where local agent

came to a complete standstill for several

So why is San Francisco’s rental market

Jeremy Williams will explore the mi-

months during 2020.

recovery slower than New York’s? Aside

touted a nationwide high median rent for one-bedroom apartments at $3,600 per month. At that time, New York City was in second place, with a median one-

from the politics around reopening

cros and macros—and everything in between—of our local sales and rental

The aftermath of this economic slow-

bars, restaurants, and schools, the report

market. Williams has been a frequent

down is still evident. Both apartment

notes, “Tech workers make up a dispro-

contributor to the magazine, and

rentals and sales have not bounced back

portionate share of residents in the [San

we’re looking forward to reading his

as quickly as many of us hoped. Yet pos-

Francisco Bay Area], and the tech com-

take on how the happenings in day-

itive signs of San Francisco’s recovery

panies are more likely to have adopted

to-day San Francisco impact the city’s

can be found when taking a closer look

broad or permanent work-from-home

housing industry.

at the market statistics and behaviors of

policies. This allows those workers to

renters and businesses who still choose

live anywhere they want, and many of

to call San Francisco home.

them have decided they don’t want to

This past year and a half has been a rollercoaster! Since March of last year, we

live in San Francisco.” According to Marketwatch.com, a leader

The back and forth of San Francisco’s

San Francisco’s Rental Market Recovery Compared to New York City’s

reopening has tested our local economy

In their August 2021 National Rent

Jones and Co., tech workers in the Bay

as landlords and business owners have

Report, the rental platform Zumper

Area make up roughly 30% of the work-

grappled with finding new ways of

reported that for the first time in nearly

force. Whereas in New York City, that

operating during a global pandemic.

a decade, San Francisco lost its foothold

number is less than 10%.

And, as I write this in the first few days

as the #1 most expensive city in the na-

of September 2021, it is still difficult to

tion. The report, which tracks median

Both metropolitans have been greatly

make heads or tails of where we are as a

one-bedroom rent prices as their pre-

impacted by renters fleeing for smaller

region in our recovery.

vailing metric, states that it is now $10

cities these past 18 months, though

have been faced with going in and out of lockdown for extended periods of time.

in business news published by Dow

per month more expensive to live in

New York City has seemingly been

City life during these past 18 months,

New York City than in San Francisco. In

able to stabilize its rental market more

for anyone who chose to stay in San

NYC, the median one-bedroom rent is

quickly than San Francisco, based on

Francisco, has been in a constant state

$2,810 per month. Whereas the median

the choices made by tech companies

of flux. The local apartment rental and

one-bedroom rent in San Francisco, as

and their employees on where to live

sales market experienced this ever-

of August 2021, is $2,800 per month.

and do business.

meting as renters fled town—no longer

Okay, so $10 per month may not seem

Sales Market Down—But Not Out

able to enjoy many of the local bars,

like a lot. But for context, we have to

All the recent negative press about

restaurants, and public places that make

remember that over the summer of

the San Francisco rental market would

changing landscape in rental rates plum-

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real estate equity in the Americas. “We

While last year, the 5-plus-unit market

How Do Larger Institutional Investors View San Francisco’s Recovery?

was at a complete standstill, and rental

Despite San Francisco’s relatively slow

term value.”

property owners and investors were

recovery in the apartment rental and sales

faced with a previously unimaginable

market, the long-term appeal of the local

This purchase is one of several invest-

level of uncertainty, when we look at the

real estate market is still evident to many

ments in Bay Area infrastructure made

sales that took place during shelter-in-

investors. Over the past year and a half,

by the NYC-based investment firm. In the

place, we can see that, yes, the apartment

there has been news of several substantial

past 24 months, KKR has invested close

market slowed down, but by no means

investment in Bay Area infrastructure:

to $4 billion in office infrastructure in the

have people believe that the local apartment sales market is greatly depressed.

believe well-located, trophy assets… will have significant staying power and long-

Bay Area. This continued influx of capital

did it crash. • Back in early 2020, Salesforce made

into the Bay Area highlights the belief

In 2019, as reported by the San Francisco

headlines with the purchase of an his-

that many of us share, that in the long-

Association of Realtors’ Multiple Listing

toric building next to their headquarters

term, the Bay Area is going to come out

Service, there were 149 closed sales of

in the Transbay area for $145 million.

on top—again.

five-plus-unit properties in San Francisco. These sales totaled over $670 million.

• On a larger scale, in February of this

Optimistic Outlook

The median sales price was slightly north

year, Google announced their over $1

Even though rental rates fell to less than a

of $3.4 million, with a median price per

billion investment in the development

quarter of their 2019 highs, they are slow-

square foot of $512. The median days

of a tech hub near its headquarters in

ing coming back. And even though the

on market for those sales was just shy of

Mountain View.

heightened level of uncertainty in the lo-

eight weeks, with 30% of those listings going into contract within the first four weeks on the market.

cal economy caused the apartment sales • Ikea’s parent company, Ingka Group,

market to come to a complete standstill

invested over $260 million to rehab

for several months of 2020, the overall

the 250,000 square foot “6x6” building

sales are only about 10% lower on aver-

In 2020, there were almost half as many

at 945 Market Street in downtown

age than in 2019.

sales of five-plus-unit properties in San

San Francisco.

Francisco, though the median sales price for those transactions only decreased by

Looking ahead, the news of continued • Most recently, NYC-based investment

large-scale investments from both local

about 10% to $3.1 million. Interestingly

firm Kohlberg, Kravis, Roberts & Co.

tech companies and out-of-state and in-

enough, the median days on market re-

(KKR), has made headlines with their

ternational investment firms only helps to

mained steady at 55 days with 35% of list-

purchase of an over 600,000 square

strengthen the case that the Bay Area re-

ings being ratified within the first 30 days

foot medical office campus in North

mains a viable area for living, doing work,

on the market.

San Jose.

and investing.

And, so far in 2021, there have already

Despite uncertainty in the Bay Area’s

Our recovery may seem slower than we

been 77 closed transactions in the five-

economy, this NYC-based firm took a leap

had hoped for and even slower than other

plus-unit market. The median sales price

of faith and purchased the medical office

metropolitans, but our local economy

remains unchanged from last year—right

campus for $535 million. This same prop-

continues to prove its resilience in the

around $3.1 million, with the median

erty was purchased by a Japanese de-

face of uncertainty. I look forward to

price per square foot holding strong at

veloper and real estate investor for $429

reporting better and better news as San

$513. The median days on market for

million in 2019. KKR’s purchase reflects a

Francisco’s reopening continues to gain

those closed transactions is still close to

roughly 25% markup in just two years and

traction in the coming months.

eight weeks, with 25% of listings going

amid a global pandemic to boot.

into contract within the first four weeks on the market.

When questioned about this mega-investment in Bay Area infrastructure, KKR

Although the apartment sales market

highlighted the belief in the long-term

came to a standstill for several months

viability of the Bay Area’s economy, as

in 2020, the overall sales metrics have

well as the region’s draw for an afflu-

remained strong. For the time being,

ent workforce. “HQ @ First is a marquee

landlords and investors in the apartment

property with great amenities, including

market can rest assured that San Fran-

onsite lab facilities, and access to Silicon

cisco remains a viable market for

Valley’s immense pool of talent,” said

their investments.

Justin Pattner, KKR partner and head of

OCTOBER 2021 | SF APARTMENT MAGAZINE

Jeremy Williams is a multi-unit and commercial sales specialist, focusing on the San Francisco Bay Area market. To discuss the findings in this article or to consult on any other real estate matters, contact Jeremy at 415-932-9846 or jeremy@ jeremywilliams.com

SF APARTMENT MAGAZINE | OCTOBER 2021

PENDING

SOLD

Lower Haight | 23 Units | $6,300,000 In association with Dan McGivern

Ashbury Heights | 11 Units | $4,800,000 In association with Nick Bonn

SOLD

PENDING

Marina District | 21 Units | $9,650,000 In association with Gino Franco

Russian Hill | 10 Units | $4,250,000 In association with Gino Franco

Fantastic Buildings. Unique Transactions. There is a unique story for each of these properties. For detailed information on these buildings, market conditions, soft story issues, or an estimate of value for your property, please call. We look forward to speaking with you.

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OCTOBER 2021 | SF APARTMENT MAGAZINE

www.MarcusMillichap.com

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SOLD

Haight Ashbury | 9 Units | $4,950,000

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To access the investment market, contact the market leader.

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www.MarcusMillichap.com

SF APARTMENT MAGAZINE | OCTOBER 2021

Line of Fire Newly promoted Inspector Tomie Kato talks about how to prepare for the worst. Wr i t t e n b y PA M M C E L ROY All photos courtesy of DAW N RO S A L E S , S F F D

“The San Francisco Fire Department is proud to introduce our new Community Outreach Education Team. Our goal is to make San Francisco a safer place to live and work.”

Right: View from the new floating Fire Station 35 at Pier 22 1/2.

OCTOBER 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | OCTOBER 2021

Pam McElroy: How long have you lived in the Bay Area and what has kept you here?

Inspector Tomie Kato: I’m proud to be a San Francisco native, and although I currently live in the North Bay, my heart remains here in the city where I was born, raised, and have a rewarding career with the San Francisco Fire Department [SFFD].

McElroy: What attracted you to a career with SFFD? How long have you been with the Department?

Insp. Kato: I was working in finance when I heard the Fire Department was hiring. I always wanted a job working as part of a team that works toward a common goal of making things better. Soon I realized that this was what firefighters do every day! After firefighting for 21 years, I was recently promoted to Fire Inspector and my current assignment is to the Fire Prevention Community Outreach Education Team. It is the mission of the San Francisco Fire Department to protect the lives and property of the people of San Francisco. Fire prevention and education are key components to accomplishing this mission and our Team offers a “Fire Safety in the Home” workshop to residential groups and a “Fire & Life Safety” information booth at festivals and resource fairs. We deliver valuable information to the people so they can stay safe and to mitigate potential hazards for our firefighters. I really enjoy meeting the community members and talking to them about fire and life safety at these events!

McElroy: What is your favorite part of the job? Insp. Kato: My favorite part of my job is answering the call—large or small, we always respond. We do whatever it takes and, together, we get the job done! This is what I love about my work as a firefighter and now as a fire inspector. Being a member of the SFFD has given me the great honor of being a part of a heroic and specialized team that serves the people of our great City!

McElroy: The San Francisco Board of Supervisors passed legislation in 2016 requiring residential building owners to upgrade fire alarm systems to meet NFPA’s standard sound level requirements. Can you explain to our readers what these minimum sound level requirements are?

Insp. Kato: San Francisco Fire Code Section 1103.7.6.1 requires a minimum level of audible notification measured in decibels to awaken sleeping occupants during fire emergencies. The building owner shall install audible appliances (fire alarm speakers or mini horns) that sound 75 decibels at the pillow in all sleeping areas, which include living and family rooms for EXISTING fire alarms per 2013 NFPA 72. There is a low-frequency sound requirement for NEW fire alarm notification appliances per NFPA Sec. 18.4.5.3.

McElroy: As property owners have been upgrading their fire alarm systems, how has the process been going?

Insp. Kato: Due to multiple factors, many property owners had difficulties meeting the original compliance deadline of July 1, 2021. The COVID-19 pandemic contributed to delays because of the Public Health Order’s social distancing protocols. The San Francisco Board of Supervisors has extended the compliance deadline to July 1, 2023.

OCTOBER 2021 | SF APARTMENT MAGAZINE

Top Left: Engine 35 at the Ferry Building. Top Right: Inspector Tomie Kato Bottom Left: Bay Bridge tower. Bottom Middle: Truck 17’s aerial ladder fully extended to the roof of the SFFD training tower on Folsom Street. Bottom Right: SF Firefighters from Station 32.

SF APARTMENT MAGAZINE | OCTOBER 2021

Engine and Truck 3 at Station 3.

McElroy: Are there frequently made mistakes property

Insp. Kato: We do not have a definitive answer currently,

owners could avoid during the upgrade process? What do you

but we assume it to be around 50 percent. Not all existing fire alarm

recommend for a smooth, successful process?

systems have to be upgraded, just those systems that don’t provide

Insp. Kato: One of the most common mistakes property

75db at the pillow.

owners should avoid is delaying the initial assessment of the fire

If your fire alarm vendor tests the sounds in all units and de-

alarm system. If fire alarm upgrades are needed, the owner must

termines that you don’t need an upgrade, the next steps are to

account for the time it could take to order parts and complete

provide documentation to the fire department attesting that your

the installation for the upgrade.

system meets the requirements and submits a letter to the fire department that will satisfy the requirements of the legislation. (See

Property owners should contact fire alarm vendors as soon as possible to allow time for cost estimates, fire alarm plans approval,

SFFD Administrative Bulletin 3.08)

installation and testing, and the final approval by the Department

McElroy: Does SFFD have a position on whether hard-wired

of Building Inspection (DBI) and San Francisco Fire Department

or wireless horns work better?

Bureau of Fire Prevention (SFFD BFP).

Insp. Kato: The SFFD does not take a position on which

I recommend seeking multiple proposals from fire alarm vendors

devices work better. All devices will be reviewed for their approval

to provide options and compare estimated completion dates.

listing when the plans are submitted to DBI.

[For a list of fire alarm vendors provided by SFAA, please turn to

[For more on this topic, check out the sidebar on page 45.]

the Professional Services Directory on page 62.]

McElroy: What percentage of property owners have met requirements so far?

McElroy: How do new developments incorporate fire and smoke alarms, and other fire-safety systems? Since builders are starting with a clean slate, are they able to do things that wouldn’t be possible in older buildings?

OCTOBER 2021 | SF APARTMENT MAGAZINE

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Insp. Kato: New developments in-

Insp. Kato: The Fire Prevention

Insp. Kato: The SFFD uses the build-

stall life-safety systems when the project

Education Team paused in-person com-

ing contact phone number so fire inspec-

is in the construction phase, whereas in

munity education for the duration of the

tors or other building inspectors have

older buildings, you may have limitations

COVID Public Health Order. Fortunately,

prompt access to conduct safety inspec-

and other considerations. For example, it

during this time we were able to pro-

tions. If needed, they will use the number

may be harder to hide electrical conduit

vide our Fire Safety in the Home work-

to contact a responsible party.

in existing buildings than when installed

shops virtually. We are currently back to

in new buildings. It may need to be sur-

teaching Fire Prevention in-person and

McElroy: Can you remind our readers

faced mounted instead of located in the

bringing our Fire Safety in the Home

about the requirements for fire extinguish-

walls or ceilings.

workshops and Fire & Life Safety informa-

ers and smoke detectors? Where should

tion to the community, which has been

they be located? Have there been any

very successful.

changes to the requirements over the last

Whether a building is new construction or an existing building, all construction and

few years?

life-safety plans will be reviewed by DBI

[For more information on these workshops

and SFFD for code compliance and ap-

and programs, check out the sidebar on

Insp. Kato: In all residential build-

proved accordingly.

page 52.]

ings with three or more units, a Type

McElroy: Legislation written in

McElroy: Does SFFD provide fire-

2016 required that rental property own-

safety resources for tenants?

ers of buildings with more than 16 units

2A-10BC or equivalent fire extinguisher is required on every level of the building, including the garage level. They are required in all public hallways and within a maxi-

provide in-person fire-safety training.

Insp. Kato: We have many re-

This requirement has since transitioned

sources available to tenants on our web-

to on-demand video training. How is this

site sf-fire.org. Under the “Safety” tab, you

Required fire extinguishers must be

program going?

will find many safety topics and a photo

serviced annually and display a current

link to Tenant Fire Safety. The fire safety

certified State Fire Marshals tag. Smoke

information is now available in multiple

alarms are required to be installed inside

does not track building owner compliance

languages on our website—English, Span-

each bedroom, outside each sleeping

with regards to this requirement but

ish, Chinese, and Tagalog.

area, and on every level of the home, in-

Insp. Kato: The fire department

mum of 75 feet travel distance.

cluding the basement. On levels without

does maintain access to the video on Tenants may also call the Division of Fire

bedrooms, install alarms in the living

Prevention at (415) 558-3300 if they have ad-

room or near the stairway to the upper

ditional fire-safety questions.

level, or in both locations.

has been the biggest challenge? Where

McElroy: Has anything changed with

There have not been changes to the fire ex-

have you seen the most success?

the annual inspection process? Or with the

tinguisher or smoke detector requirements

required fire-safety disclosures and other

over the last few years.

our website.

McElroy: How has SFFD had to pivot throughout the COVID-19 pandemic? What

Insp. Kato: The SFFD has had to address many issues and concerns

fire-safety information?

McElroy: In buildings without com-

during COVID-19. We have implemented

Insp. Kato: The process for annual

additional safety protocols, such as the

inspections of residential buildings was

addition of goggles and masks to our

revised to implement the COVID-19 safety

universal precautions during inspections.

precautions. There are no recent changes

Insp. Kato: The San Francisco Fire

We have recently added specialized units

to the required fire safety disclosures

Code does not require landlords to equip

to our fleet to respond to our commu-

and information. Unfortunately, we still

tenants with in-unit fire extinguishers, but

nity’s needs. We are also seeing success

find many buildings without the building

any help providing fire extinguishers to

with our Street Crisis Response Team

contact number posted at the entrance.

residents is always appreciated.

(SCRT) and Street Overdose Response

This makes it more difficult to gain access

Team (SORT) who are dispatched after

and complete our building inspection in a

McElroy: Do you foresee sprinkler

calls are triaged when calling 9-1-1.

timely manner.

system mandates in the future? If so, what

McElroy: Is SFFD still teaching fire

McElroy: What is SFFD doing with

prevention? What has been the biggest

the building owner contact information

Insp. Kato: I’m not aware of new

challenge? Where have you seen the

that must be posted in the front of residen-

legislation at this time. Sprinklers were not

most success?

tial buildings?

mon areas, should landlords equip tenants with fire extinguishers?

do you think the requirements would be?

Line of Fire… continued on page 52

OCTOBER 2021 | SF APARTMENT MAGAZINE

Multi-family residential property sales among top 7 brokers in San Francisco in units sold over 5 quarters* 300 250 200 150 100 50 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 –3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

5+ Unit multi-family property sales in units sold over 5 quarters* among top 7 brokers in San Francisco 60 50 40 30 20 10 0 — Other San Francisco Brokerages — * Unit sales volume, transaction-side sales reported to SFARMLS, 1/1/20 – 3/31/21, per Broker Metrics as of 4/4/21. Sales reported to MLS: Not all sales are reported.

SF APARTMENT MAGAZINE | OCTOBER 2021

Rescuing people from a collapsed section of freeway in the aftermath of the 1989 Loma Prieta earthquake in San Francisco, California.

What’s Shaking? w r i t t e n b y NOR A B OX E R

OCTOBER 2021 | SF APARTMENT MAGAZINE

In a region built atop fault lines, being prepared for an earthquake is critical—as is knowing what to do afterward.

SF APARTMENT MAGAZINE | OCTOBER 2021

A collapsed building in the aftermath of the 1989 Loma Prieta earthquake in San Francisco, California.

any of us have felt the rumblings of smaller,

Soft Story Program Update

3-to-4-on-the-Richter-scale earthquakes,

DBI began its four-tier Mandatory Soft Story Retrofit program in

which might have had us taking quick cover

2013, requiring all “property owners to seismically strengthen

or righting a piece of art that slipped its

vulnerable… older, wood-framed, multi-family buildings with a

position on the wall. But at this point, you

soft-story condition.” A “soft story” is defined as a weaker first floor

have to be a 32-plus-year resident of the Bay

due to lack of walls or frames, such as in buildings with large open

to have lived through the last Big One: the October 17, 1989 Loma

areas for commercial space or parking. The final Tier 4 deadline

Prieta earthquake. 63 lives were lost and 3,757 people sustained

has just been reached as of September 15, 2021.

injuries in this 6.9 seismic event, which only lasted 15 seconds but also caused over $5 billion in damages (and remember, these are

Patrick Hannan, Communications Director at DBI, offered this

1989 dollars). Loma Prieta is also estimated to have left between

update: “We are at 83% completed compliance right now across

3,000-12,000 people unhoused.

all tiers. And 99% of property owners have at least submitted a permit—they may not have done all the work quite yet, but they

With major seismic events happening regularly around the globe,

are in the program.” Hannan stated that for that 1% who are not

including July 29, 2021’s 8.2 Chignik earthquake in the Alaskan

yet in-process with DBI that enforcement will begin starting in

Gulf, and September 7, 2021’s 7.1 earthquake in Acapulco, Mexico,

January 2022. In case that is you, more details can be found here:

being prepared when you live and invest in a fault-line-ridden re-

sfdbi.org/softstory.

gion is essential.

Interior Equipment and Best Practices SF Apartment Magazine talked to experts at San Francisco’s Depart-

Matt Greene, a Senior Building Inspector who has been with DBI

ment of Building Inspection (DBI), as well as to our local chapter

for 23 years, offered a checklist for routine maintenance and disas-

of the Red Cross, about how to best prepare yourself, your tenants,

ter-preparedness within your building. Larger buildings with a cen-

and your building. We also received advice from these experts

tral alarm system need to have that system certified once a year, to

about what to do in case the next Big One does hit.

make sure all the circuits are working properly. If your building has

OCTOBER 2021 | SF APARTMENT MAGAZINE

A man emerging from a collapsed building in the aftermath of the 1989 Loma Prieta earthquake in San Francisco, California.

a sprinkler system, it needs to be certified by the Fire Department

for combustible storage, which is anything that’s ready fuel for

at least every five years. No matter the size of your building, all fire

a fire—loose uncovered papers, boxes, furniture, mattresses. I

extinguishers need to be up to date and in the right positions. “You

know there’s always a fight between tenants and landlords about

want one in each hallway and one on every other landing on the

combustible storage, but it’s really a hazard. If you absolutely

exit stairs,” Greene states. Fire escapes need to be certified annually

must leave it there, install a sprinkler system in your basement.

as well. “There are lots of companies in San Francisco who will do

My rule of thumb is this: If you drop a match on it, will it ignite?

that,” Greene offers. (See our Professional Services Directory on p.

Storage tends grow exponentially, so you should check these

63). “You don’t want a surprise with your drop ladders—you want

areas twice a year to see what’s down there and to make sure it’s

to test them. They can freeze up and stop working, and you don’t

not getting out of hand.”

want to find that out in a fire or other evacuative emergency.”

Preparing Your People

Your apartment licensing fees cover your routine Housing Inspec-

Allison Biddinger, Disaster Program Manager at the American Red

tion Services visits every five years. These routine inspections are

Cross Bay Area Chapter, spoke to us about the more personal side

scheduled via mailed notice; however, Hannan and Greene stated

of disaster preparedness. The Red Cross’s three key points are “Be

that if it’s been a while and you’d like to request an inspection out-

Informed/Build a Kit/Make A Plan.” Biddinger advises that your

side of the regular schedule, you can call 628-652-3700. Note this

supply kit—as well as the kits you should encourage your tenants to

only applies to buildings with three or more units.

make for themselves—should be able to last a minimum of five days to one week; two weeks is ideal. “Because San Francisco is a penin-

Greene also reminds us that “it’s the simple stuff that people

sula, if a major event like a serious quake were to happen, it’s more

don’t think about. Don’t let items pile up in the hallways or

challenging to bring in supplies from outside the city,” she notes.

block the exits. I used to be a housing inspector, and in smaller

Biddinger also emphasizes that having a home kit or “go-bag” isn’t

buildings, I’d often see people storing furniture, sports equip-

enough. “Have supplies in three places: Your home, your place

ment, or groceries in these areas. They forget that doing so

of work, and your vehicle—in case an emergency happens while

could block people from getting out. Also, check your basement

you’re on your commute.” SF APARTMENT MAGAZINE | OCTOBER 2021

What You Can Do to Prepare ESSENTIALS

Water

First Aid Kit

Manual Can Opener

Flashlight

Fire Extinguisher

Food

Radio (battery operated or hand crank)

Cash

Tools

Cellphone Charger

Personal Hygeine + Sanitation Items

Personal Documents

Children’s toys

Pet Items

USEFUL

Warm Clothes and Sturdy Shoes

Sleeping Bag or Blankets

PERSONAL

Prescriptions

Treats

To see ideal items which would help you prepare your kit, check

elements of being prepared at home in greater depth and offers

out the infographic above from DBI. The pandemic has made us

time for Q&A, is suitable for an audience that includes any combi-

ever-more conscious of the importance of sanitizer, wipes, and

nation of tenants, managers, owners, and staff. You will receive a

masks, so if you haven’t checked your kits in a while, be sure you

PowerPoint with relevant materials. To set up such a presentation,

have included these items. Biddinger also stresses the importance

which can be led virtually or in person by a fully vaccinated Red

of having a week’s worth of any prescription medications on hand

Cross representative, see the sidebar on page 40.

as part of your kits; again, if you haven’t checked your kits in a

while, refreshing or updating necessary medications is key.

What’s My Responsibility to My Tenants?

Biddinger also highlights the importance of making a plan with

Make sure your tenants know to contact you or your property man-

your loved ones. “How will you find your family if your neighbor-

ager after a disaster to find out if the building is habitable or not.

hood is blocked off—for instance, due to a spill or a leak—or if cell

The Red Cross suggests that you collect emergency contacts for all

service is down?” You might choose progressively farther-away

your tenants at the start of tenancies. If you have set up your own

places to rendezvous in case you can’t meet at home: a nearby

building-wide disaster plan, or are sending out communications

tree, a spot outside of your neighborhood such as a friend’s

after a disaster, make sure these can be accessed both digitally and

place, a spot outside of the city. If you have kids, be informed of

on paper, and are multilingual.

their school’s plan. Biddinger says that having a plan helps not only during the actual emergency, but it also creates a sense of

Property managers and building owners want to think about their

security, which is important for children. In addition to knowing

water and sewer system as part of their disaster preparedness.

where you’d meet, also choose a spot where you’d leave messages

“If the toilets aren’t working, what is the plan?” Biddinger asks.

in case you cannot find one another. In short: landlords and man-

You might consider having a stash of necessary supplies, such as

agers should convey to their tenants the importance not only of

water (one gallon per person per day; have a week’s worth in case

having a kit, but also a plan.

of a big quake), makeshift toilets (five-gallon buckets, trash bags, toilet seats), and sanitation supplies at the property, in case of an

The Red Cross is always willing to provide an hour-long “Be Red

emergency where tenants have to shelter in place and need these

Cross Ready” presentation at multifamily residential buildings or at

resources. DBI’s Greene cautions, however: “If you are relying on

property management firms. The presentation, which covers these

a centrally located stash of community supplies, what if you can’t

OCTOBER 2021 | SF APARTMENT MAGAZINE

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The property information herein is derived from various sources that may include, but not be limited to, county records and may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification. © 2021 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo are registered service marks owned by SF APARTMENT Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure lawsMAGAZINE or regulations. | OCTOBER 2021

access these in an earthquake? That’s my concern.” In other words, while you may choose to create an emergency stash for your building, your tenants should not rely on this, and should have their own supplies. It’s clearly best practice to require your tenants to have renters insurance, which will cover their possessions. Insurance company representatives will be your tenants’ go-to in terms of finding temporary housing in hotels after a disaster, if need be. But Biddinger reminds us: “Folks were able to get hotel rooms during COVID— but what about postpandemic, when the city is packed with tourists and it’s hard to find a room?” If you own multiple buildings, consider how you could help provide temporary accommodations.

Aftershock It happened. You’re concerned about your people. And your building is likely your greatest asset. But Biddinger reminds us to respect the parameters laid out by City officials and emergency services. “If you smell gas, or if the building’s leaning, don’t go in,” she says. Greene says, “DBI is going to do our best to get to your building as quickly as possible, but it’s not realistic to think we’re going to be there immediately in a major disaster. Our first priority is critical infrastructure for the city that is part of the response to the disaster. After that, we determine based on the location of the disaster and the extent of the damage.” (If something happens to your building in a more minor quake, and you need DBI services, Hannan states that you’re welcome to give them a call.) Depending on the size of the earthquake, DBI may send out a mutual aid call to building inspectors, architects, and engineers from other jurisdictions to help. After inspection, your building will receive a placard, which will be publicly posted. A green placard means the building has been inspected and everything is safe; okay to occupy. Yellow, “Restricted Use,” indicates there is damage; specific details and entrance restrictions will be noted on your card. A red tag, “Unsafe,” means no occupancy, and carries with it the force of law that no one enter. For details, visit atcouncil.org/pdfs/ATC202appendixA.pdf. If your building is red-tagged, you will need to get an engineer to do an assessment. (See our Professional Services Directory on page 62, or visit the Structural Engineers Association of Northern California, seaonc.org.) You will then need a building permit to make the repairs. Greene says in major disasters, permitting is expedited, though he also highly recommends that property owners enroll in DBI’s Building Occupancy Resumption Program (BORP). This program “allows San Francisco building owners to pre-certify private post-earthquake inspection of their buildings by qualified engineers and specialty contractors.” By working with an engineer and DBI now, and having structural plans and paperwork on file with DBI, your engineering firm becomes pre-authorized by DBI to inspect your building in the event of a disaster—thus expediting occupancy resumption. To learn more, visit sfdbi.org/borp.

Becoming a Neighborhood Responder Both DBI and the Red Cross talked about the San Francisco Fire Department’s (SFFD) community-based training program, the Neighborhood Emergency Response Team (NERT). The NERT webpage states, “Through this program, individuals will learn hands-on disaster skills that will help them as members of an emergency response team, preparing them to respond to a personal emergency or as an adjunct to the SFFD response.” If you or your tenants are interested in the 20-hour NERT training (six approximately three-hour sessions) to become a liaison between neighborhood residents and emergency services, learn more or sign up at sf-fire.org/nert. Turn to page 45 for more on NERT. Nora Boxer is a freelance writer and a former editor of SF Apartment Magazine.

OCTOBER 2021 | SF APARTMENT MAGAZINE

BE RED CROSS READY! The American Red Cross Bay Area Chapter offers “Be Red Cross Ready” presentations for tenants, managers, property owners, staff, and beyond. To set up a 45-minute disaster-preparedness presentation, followed by a 15-minute Q&A, either at your building or your workplace, contact Allison Biddinger, Disaster Program Manager, American Red Cross Bay Area Chapter. Presentations can be offered virtually or in-person (led by a fully vaccinated Red Cross facilitator). Follow-up reference materials will be provided. Allison Biddinger Disaster Program Manager American Red Cross Bay Area Chapter 628-228-9391 allison.biddinger@redcross.org

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Locked & Stocked written by

L I S A I S OM & C A ROL I N E RO S E N B E RG

Be prepared for unexpected emergencies and liabilities. As a property manager, you are responsible for the safety of your tenants and the property itself. You need to be prepared for a host of unforeseen dangers that threaten that safety. Though such events may seem unlikely, they could have catastrophic consequences, so it is imperative that you prepare. Without prior planning, you leave your company open to financial disaster, especially if you are forced to evacuate or temporarily close down your buildings. You also may face lawsuits for being negligent in protecting your tenants.

Ensure Proper Security One risk you need to be aware of and plan for is criminal activity, which includes vandalism, break-ins, theft, and violence. Though not all security threats can be avoided, some situations can be prevented with appropriate preparation. • Advise staff and residents to report any suspicious persons or activity in or around the facility. • Establish and follow visitor control procedures when feasible. This may include assigned parking, sign-ins for use of public areas, escorts for tours of the property, etc. • Survey locks, fences, exterior lights, and other physical security devices to ensure that they are in place where needed and in proper operating condition. Establish a monthly inspection of your security perimeter and key protective features of your facility. • Evaluate critical locations in your facility for proper security, including the electric, telephone and gas units, building entrances, transformers, outside storage units, and computer rooms. • Be sure each unit is equipped with appropriate locks and security features, and instruct residents to let management know if maintenance is needed or if their key is lost or stolen. • If your facility has a security/fire alarm system, be sure it is operating properly and that key personnel know how to arm/disarm it.

OCTOBER 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | OCTOBER 2021

Set Expectations

forwarding incoming calls to a cell

systems are regularly inspected and

Security can be a big concern for prospec-

phone or remote number).

maintained. Also be sure that a suf-

tive tenants, and the security features of a

ficient number of trusted personnel

property can be the incentive needed to

Your safety is just as important as that of

know how to activate, operate, and

close a deal. It should be noted that you

the tenants occupying the premises, so

shut them down.

should never promise more security than

keep the following precautions in mind.

• Make sure that fire suppression

you can actually provide. If a crime were • Review your procedures for issuing fa-

to occur, you would be at an increased risk

• Do not try to perform services that

cility keys and access cards. Keep a list

for legal action. Consult with the experts

you are not properly trained in, such

of all residents who have received keys

at CAA Value Insurance Program for more

as HVAC work, plumbing repair, etc.

(and how many were issued per unit).

security strategies.

If you attempt to repair or replace something without expertise, you may

Disaster Planning

unnecessarily hurt yourself and/or

department. Police departments are

Though a more unlikely risk, you should

damage the property.

often very willing to provide informa-

always be prepared to use established strat-

tion and support, which may include

egies to mitigate the risk of disasters:

• Discuss security with your local police

electrical equipment, as these items

regular patrols through your complex or past your properties.

• Always use caution when working on

• Be sure to discuss applicable disaster

can pose shock hazards.

coverage with your Assurance Risk • Have your local fire department conduct a pre-planned visit to your

Managers dba ARM Multi Insurance Services representative.

pression priorities.

Deter Criminal Activity

• Keep copies of insurance policies and other critical documents in a

Take Care of Your Property

safe and accessible location (e.g., a

Taking measures to properly maintain the

fireproof safe).

premises sends a powerful message to tenants. It proves that you take your role as

Consider the following measures as you try to increase security:

working near fans, elevators, and trash compactors.

building. While there, they can identify potential hazards and plan fire sup-

• Be mindful of crush dangers when

• Evaluate which disasters are most

building manager seriously, and encour-

likely to occur in your area. Be sure

ages tenants to take pride in the condition

Lighting: It may seem simple, but lighting

you are prepared for all of the risks

of their rented space. Better, it could bolster

can have a big impact on site security, as

you identify.

relationships and lessen the probability that they will take legal action in the event of an

criminals prefer to target places where their actions can be easily concealed by dark-

• Develop a Disaster Recovery Plan. If

ness. Make sure entrance ways, walking

you already have one, make sure that

paths, and parking lots are adequately lit.

it is up-to-date. This entails preparing

Locks: Both commercial and residential tenants need a way to properly secure

for anything that would disrupt essen-

be prepared for maintenance issues: • Establish a procedure for dealing with

tial systems, infrastructure, or build-

maintenance requests that guarantees

ing functions.

prompt service to tenant requests and maintenance issues.

their own spaces. In residential properties, keyed entry should be in place for common

incident or dispute. Take these measures to

• Have telephone call lists available for

areas as well as individual units. Laundry

all key personnel, so required staff

rooms, exercise facilities, and lobbies or

members can be contacted from any

promptly enforce policies regarding

entrance ways should have automatic locks

location in the event of a disaster.

shared spaces.

that prevent unauthorized access. • Establish a system to communicate

• Create, clearly communicate, and

Focus on Customer Service

Landscaping: A well-landscaped prop-

with tenants in the event of a disaster

Taking extra steps to make tenants feel

erty can be an attractive selling point, and if

or other emergency situation. Educate

welcome helps to create a cooperative

done properly can also improve security. A

tenants about this system and other di-

relationship that is unlikely to end in legal

well-maintained property gives the impres-

saster response plans that they should

litigation. Small gestures, such as the below,

sion that the premise is under the super-

be aware of, including evacuation or

can dramatically improve the relationship

vision of attentive management, so show

building lock-down procedures.

you have with tenants:

your presence by keeping the grounds well groomed. Additionally, an overgrowth of

• Consider establishing an alternate

bushes or trees can create blind spots to

method for your phone service if the

conceal criminal activity.

switchboard becomes unusable (e.g.

OCTOBER 2021 | SF APARTMENT MAGAZINE

• Prompt, polite responses to requests Locked & Stocked… continued on page 68

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT) Get prepared and be involved NERT is a community-based training program that takes a neighbor-helping-neighbor approach, creating lifelines between families, neighbors, and San Francisco’s emergency responders. NERT is a free training program for individuals, neighborhood groups, and community-based organizations in San Francisco. Individuals learn the basics of personal preparedness and prevention. Participants learn hands-on disaster skills that will help them as members of an emergency response team and/or as a leader directing untrained volunteers during an emergency, allowing them to act independently or as an adjunct to City emergency services. Enrollment is easy! Want to host a NERT training in your San Francisco building or neighborhood? Classes will be scheduled based on program need and location. To request a class, you must have thirty sign-ups and an ADA compliant space able to accommodate at least eighty people. Neighborhood Emergency Response Team (NERT) (415) 970-2022 SFFDNERT@sfgov.org NERT Class Sign-Up Hotline (415) 970-2024

HARDWIRED VS. WIRELESS SHOULD YOU HARDWIRE YOUR ALARM SYSTEM OR GO WIRELESS? HARDWIRED SYSTEMS

Installation—Installing hardwired alarm systems is time consuming. Because work will be done in each unit, you’ll need to coordinate with tenants. Batteries—Hardwired systems aren’t battery-powered, so you don’t have to worry about maintaining and replacing batteries. Environmental contractor—Because installing conduit and cabling disrupts existing construction materials, like asbestos and lead-based paint, you’ll need an environmental contractor to test for potentially hazardous materials.

WIRELESS ALARM SYSTEMS

Quick, easy installation—minimal time is needed to install a wireless system, making the process less invasive to tenants. Batteries—Wireless alarms require batteries for each device that will need to be replaced from time to time, just like in-unit smoke and carbon monoxide detectors. No conduit or cables—Without conduit and cabling, you avoid disrupting hazardous materials, like asbestos or lead-based paint, in existing construction materials. What’s more, the end result is more aesthetically pleasing.

Yat-Cheong Au is the president of AEC Alarms and can be reached at 408-298-8888. SF APARTMENT MAGAZINE | OCTOBER 2021

COLUMN

LEGAL Q&A

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

Is it lawful to refuse payment from someone who isn’t your tenant? rent payment. (The ordinance also has a Q. I received a rent check

from a subtenant who, as of yet, I haven’t acknowledged. If I don’t cash his check, could I be liable for breaching the “refusing to accept receipt of payment” clause of the antitenant-harassment ordinance?

one more section of the anti-harassment ordinance that is preempted, as applied here. Costa-Hawkins permits you to keep subtenants at a distance, unless

related provision, prohibiting the refusal

and until they remain after the last

to cash a rent check for over 30 days.)

“original occupant” no longer perma-

Now, given that receipt of rent is the

nently resides at the dwelling. (Gener-

core reason to rent out your housing, it

ally speaking, they cannot be evicted

would seem unnecessary to compel it.

at this point, but they would become

But these provisions serve a practical

your tenant at the higher rental rate.)

purpose: Nefarious landlords should not

San Francisco is not permitted to evade

be permitted to gimmick a rent default

this important protection by relabelling

(and recover possession) by holding on

who is your “tenant” or penalizing your

tenant-harassment scheme that voters

to checks from a tenant who doesn’t bal-

refusal to waive your rights.

adopted in 2008, via Proposition M.

ance their books and may go in the red

While it includes some common sense

after months of unaccepted payments.

A. San Francisco has a comprehensive and important prohibitions (e.g., land-

—Justin A. Goodman

I’ve received multiple complaints about one tenant vaping and smoking marijuana. How should I approach the offending tenant? Can I request to see his medical marijuana card?

lords cannot interrupt housing services

Of course, these provisions would also

or refuse repairs), it included some

serve a manipulative purpose if read to

pernicious provisions as well, like penal-

require acceptance of payments from

izing a landlord’s continued offers of

someone other than your tenant. After

payment to vacate after their tenant noti-

all, while contract law places you in a

fies them that they no longer wish to re-

relationship only with your tenant, and

ceive further offers. (In other words, San

while Costa-Hawkins preserves your

Francisco is so concerned about vacancy

ability to increase the rent to market rate

decontrol that it punished “talking.” As

when that tenant vacates (while leaving

you might imagine, landlords leapt to ac-

others behind), San Francisco defines

vessel function similarly. People should

tion to invalidate this provision on free

“tenant” to include approved subten-

avoid both…”

speech grounds, in Larson v. CCSF.)

ants, no longer really lets landlords not

A. “Smoke is smoke. Both tobacco and marijuana smoke impair blood

approve subtenants, and would appre-

—Matthew Springer,

In the fray, some provisions survived

ciate very much if you created a direct

Cardiovascular Researcher

and others were stricken. However,

contractual relationship with younger,

Associate Professor of Medicine, UCSF

while the Rent Board website acknowl-

later-in-time occupants to sustain lower

edges the Larson decision, the Board

rental housing pricing, when you’d

The issue is really not about medical

of Supervisors has never removed the

otherwise have the opportunity to earn

marijuana and someone’s possible

offending language! (While inert, it

market rent.

disability. Rather, the problem here is

still stands as a relic to these efforts to

receipt, then this would just have to be

that secondhand smoke inhaled by

chill landlords’ lawful exercise of

Having said that, a plain reading of the

non-smoking residents, whether it

their rights.)

anti-harassment ordinance supports

be from tobacco, marijuana, or some

your refusal to accept this payment. (Put

other substance, is likely a nuisance.

You’re asking about a provision that was

simply, it isn’t “lawful” if it isn’t from your

A nuisance, broadly defined in the

not challenged: the refusal to accept or

tenant.) But even if your tenant (or sub-

multifamily world, is an activity which

acknowledge receipt of a tenant’s lawful

tenant) argued that this section required

is harmful or injurious to those living

OCTOBER 2021 | SF APARTMENT MAGAZINE

SFAA’s

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within proximity to it. Common apartment

as: (a) sealing the doors and windows of

California Civil Code 1950.5(b)(3) limits the

nuisances might include excessive noise, il-

the smoker’s apartment; (b) installing a

amount that can be deducted for cleaning

legal drug manufacturing and distribution,

ventilation or air filtration system in the

to only that which is “necessary to return

and the harboring of dangerous animals

common areas or near/within the smoker’s

the unit to the same level of cleanliness it

within the home of the nuisance-commit-

unit that will abate the smoke; and, most

was at the inception of the tenancy.” This

ting resident. Secondhand smoke, when

importantly, (c) for the entire apartment

means that if the tenant does clean the unit

exhaled around others within the vicinity

community, emphasize smoke-free poli-

to the same level of cleanliness as it was

of the smoker, is also a serious nuisance.

cies throughout building common areas, in

when originally rented, the landlord could

new lease agreements, and even in existing

not deduct additional “deep cleaning” costs

Indeed, the U.S. Surgeon General has stated

leases. (While leases that permit smoking

from the deposit on top of that. That would

that there is no safe level of exposure to

cannot be unilaterally changed to prohibit

have to be, at best, enforced as a separate

secondhand smoke. And while most public-

smoking with eviction as an enforcement

contractual obligation.

ity is directed toward the over 70 chemicals

mechanism, owners can and should inform

in cigarettes that are carcinogenic, sec-

all residents that for health and safety

A tenant’s remaining personal property

ondhand marijuana smoke contains fine

reasons, the building is non-smoking and

after vacancy is a separate issue from

particulate matter that can be breathed

that everyone is expected to support a safe

“deep cleaning” the unit itself. Property left

deeply into the lungs and cause lung irrita-

and harm-free living environment). Lastly,

behind by the vacating tenant is still con-

tion, asthma attacks, and increase the likeli-

urge the smoker to switch to other forms

sidered to be the tenant’s personal prop-

hood of respiratory infection. Significant

of smokeless delivery. Any cannabis shop

erty until legally deemed “abandoned.”

amounts of mercury, cadmium, nickel, lead,

nowadays sells their wares in the smoke-

Property is not legally abandoned until

hydrogen cyanide, and chromium, as well

free forms of (i) edibles; (ii) pills, capsules,

after a tenant receives proper legal notice

as enhanced levels of ammonia, are found

and tablets; (iii) powder; (iv) transdermal

pursuant to Civil Code Sections 1983-1984

in mainstream marijuana smoke.

patches; (v) vapes; (vi) tinctures (droplets);

that the tenant is entitled to recover that

and (vii) topicals.

personal property before it is disposed of by the landlord. The notice should be sent

In 2009, the California Office of Environ—Dave Wasserman

mental Health Hazard Assessment added marijuana smoke to its Proposition 65 list of carcinogens and reproductive toxins. It reported that at least thirty-three toxins present in both marijuana smoke and tobacco smoke are Proposition 65 carcinogens. In sum, secondhand smoke from marijuana contains many of the same deadly chemicals as smoke from tobacco, including

Q. Can I require tenants to deep

clean the unit before vacating? In the past, tenants have left personal belongings, which is what I’m trying to avoid.

A. If the rental contract provides for

to any address where the vacating tenant “may reasonably be expected to receive the notice.” If no forwarding or other address is known to the landlord, the notice should be mailed to the tenant at the vacant unit. The tenant is entitled to at least 15 days (or 18 days if served by mail) to respond and claim the property.

“deep cleaning” of the unit prior to vacancy,

The property can be stored in the unit

that type of cleaning should be defined

while the landlord waits for a response,

So what does this mean? Even with no-

in the contract to clearly explain what it

and the landlord must exercise “reason-

smoking clauses in the lease agreement,

means. If the landlord intends that to just

able care” while in custody of the tenant’s

many operators are now grappling with

mean “very clean,” then that could be

property. The tenant’s property may also

marijuana smokers, especially since recre-

difficult to enforce. Also be aware that a

be moved to “a place of safekeeping” away

ational use has been legalized. Yet regard-

tenant will be able to vacate regardless of

from the premises, and the tenant can

less of pot’s legal status, and regardless of

how clean the unit is. If a landlord believes

be billed for the reasonable cost of that

someone’s medical need for it, using mari-

the tenant breached a provision of their

storage, if any. If the landlord moves the

juana in a manner that is injurious to others

rental agreement, their recourse will be in

tenant’s property, it is prudent to use pro-

is a nuisance and, for the landlord’s protec-

small claims court to recover the value of

fessional movers who are insured against

tion, must be aggressively addressed.

the landlord’s own cleaning expenses after

damage or loss to the tenant’s belongings

the tenant moved out. If the tenant failed

while in transit. Landlords should also be

For starters, the offending resident should

to “deep clean” the unit, but no additional

cautioned that it may be difficult to recover

be formally warned in writing that the

cleaning was necessary after the tenant va-

storage costs from vacated tenants, and

continued dissemination of secondhand

cated, then the landlord likely has no claim

no fees can be charged to the tenant if the

smoke may lead to legal action, including

against the tenant.

property is recovered within two days

those linked to lung cancer.

of the vacancy. Landlords should there-

the possible termination of the tenancy. Secondly, because evictions are no longer

Alternatively, if the landlord instead in-

fore take care not to remove property too

practical, management should make every

tends to withhold the cost of “deep clean-

quickly to avoid incurring unnecessary

effort to find a mechanical remedy such

ing” from the tenant’s security deposit,

storage and/or moving costs.

OCTOBER 2021 | SF APARTMENT MAGAZINE

CLEANING AND DISINFECTING Best Practices During the COVID-19 Pandemic Good Idea

Be Careful

Don’t Do It

Follow CDC, State, and Local Public Health Guidelines

Be Careful Using Disinfectants Around People with Asthma

Don’t Ask Children or Students to Apply Disinfectants

According to the Centers for Disease Control and Prevention (CDC), COVID-19 is mainly spread through the air. The risk of getting the virus by touching a contaminated surface is thought to be low.

Disinfectants can trigger an asthma attack. If you have asthma, you may need to take extra precautions like avoiding areas where people are cleaning and disinfecting or making sure the space is well ventilated.

Disinfectants are powerful tools for controlling the spread of disease, and they can harm kid’s health if used or stored incorrectly. Children and students should not apply disinfectants, and they should be kept out of children’s reach.

Clean Surfaces with Soap and Water

Be Careful with Fogging, Fumigating, and Wide-Area or Electrostatic Spraying

Don’t Ignore the Label Directions

Normal routine cleaning with soap and water lowers the risk of spreading COVID-19 by removing germs and dirt from surfaces. In most situations, cleaning is enough to reduce risk.

Make sure your product’s label includes directions for the application method. Follow all directions, including precautions. If a product isn’t labeled for these application methods, using it that way might be risky or inefective.

Use EPA-Registered Disinfectants According to Label Directions

Be Careful With UV Lights or Ozone Generators

Disinfectants further lower the risk of spreading COVID-19 by using chemicals to kill germs. Use disinfectants on hightouch surfaces when you know or suspect someone around you is sick with COVID-19.

UV lights or ozone generators may be risky or inefective. EPA cannot verify if or when it is appropriate to use these devices. Check out the guidance at: go.usa.gov/xHckJ

If you don’t follow the label directions, disinfectant products may be inefective or unsafe. Do not apply disinfectants to skin, pets or food. Do not dilute disinfectants or mix them with other chemicals unless the label tells you to. Don’t think that twice the amount will do twice the job.

Don’t Use Unregistered Disinfectants If a product says that it kills SARS-CoV-2 (COVID-19), but it doesn’t have an EPA registration number, it may not be safe or efective. Federal law requires disinfectants to be registered with EPA.

For CDC public health guidelines, visit: go.usa.gov/xHc8q For information on disinfectants, visit: epa.gov/coronavirus

April 2021

SF APARTMENT MAGAZINE | OCTOBER 2021

If the tenant fails to recover the property, and the resale value of the property is reasonably estimated by the landlord to be less than $700, then the landlord can “retain the property for his or her own use or dispose it in any manner.” However, if the remaining property is worth over $700, then it

Founded 35 years ago, Kaufman, Dolowich & Voluck is an internationally recognized litigation firm, meeting the diverse demands of our clients. The Bay Area’s complicated and fast-moving real estate industry presents property owners with exceptional opportunities 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.

must be disposed be public sale pursuant to Civil Code Section 1988. Because disposing of tenant property can be such a headache for landlords, it is generally advisable to give a vacated tenant every opportunity to remove their property, without fees or restrictions that might dissuade them from quickly removing their valuable property from the premises. If all

Ashley E. Klein

Managing Partner of San Francisco Office Co-Chair of Real Estate Practice Group 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 regulations and the Costa-Hawkins Rental Housing Act.

A. Jeanne Grove

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

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

Laura L. Campbell Attorney

valuable possessions are quickly removed, it is all the more likely that the remaining items will be worth less than $700 resale value, allowing the landlord to quickly dispose of the rest without further issue. If a tenant has left behind a substantial amount of personal property or items of noteworthy value, a landlord should consult with an attorney to ensure that the property is disposed of after proper legal notice to avoid any unwelcome claims from a tenant the landlord thought they would never see again. —Matthew Quiring The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100. Dave Wasserman can be reached at 415-567-9600. Matthew Quiring is with Fried & Williams and can be reached at 415-421-0100.

Land Use Disputes Laura L. Campbell has extensive experience in landlordtenant litigation. She represents clients in breach of contract matters, quiet title actions, unlawful detainer lawsuits, tenant buy-out negotiations, and property management resolutions. She specializes in SF Rent Board matters, and routinely handles lot splits, mergers public hearings, zoning issues and ADU permitting.

San Francisco, CA Office 425 California Street, Suite 2100 • San Francisco, CA 94104 (415) 926-7600 • aklein@kdvlaw.com Sonoma, CA Office 19327 Sonoma Highway, Suite 100 • Sonoma, CA 95476 (707) 509-5260 • jgrove@kdvlaw.com • lcampbell@kdvlaw.com

Mike Stack

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OCTOBER 2021 | SF APARTMENT MAGAZINE

DESIGNING WITH DROUGHT RESISTANT PLANTS

As Californians, we need to embrace water conservation so we can continue to enjoy the biodiversity of our state. In 2000, the University of California Cooperative Extension issued guidelines for planting and estimating irrigation water needs for various regions in the state, which they divided into the following six areas: • Region 1: North-Central Coast • Region 2: Central Valley • Region 3: South Coastal • Region 4: South Inland Valley • Region 5: Intermediate and High Desert • Region 6: Low Desert In Northern California, we rely on rainfall and snow accumulation in the Sierras to fill our reservoirs. The reservoirs normally have a two-year backup of water, but the recent lack of snow and rainfall have put our reservoirs at record-low capacity. We have become accustomed to living with droughts and have since changed how we landscape. Whether you’re a developer planning a development or a property owner taking care of an existing garden, you can’t rely on “drought tolerant” plants as a silver bullet solution and skip irrigation. New plants, especially, require water to start growth. Some may need two years or more to get established. A well-designed irrigation system is a worthy investment. Plants in dry areas face two challenges. They must minimize water loss and maximize the use of the moisture they find. Plants with smaller leaves or needles, like cacti, do this best because of their small leaves. And the thick leaves of cacti and succulents help the plants retain water, especially those leaves with waxy coatings. The next hurdle is water calculations. The go-to reference is called “WUCOLS,” which is an acronym for “water-use classification of landscape species.” This database classifies and provides regional variables for more than 3,500 commonly available landscape plants. Almost all cities and counties require these analyses to be included in new landscape projects. The process requires a series of mathematical calculations established by the University of California, Davis, including an estimate of environmental water demand. This is determined using weather data such as sunlight, temperature, relative humidity, and wind. The formulas provide optimum growth or yield of the crop based on how much water you are allowed on your site versus how much water you need on your site with your plant selection. Pro tip: if you use the UC Davis plant list you will more than likely pass this test (ucanr.edu/sites/WUCOLS/). Landscape design is a combination of choosing what is aesthetically pleasing, meets water-use calculations, and checks the boxes required by governmental bodies. Robert La Rocca, ASLA Registered California Landscape Architect Q-Architecture SF APARTMENT MAGAZINE | OCTOBER 2021

Line of Fire… continued from page 32

Insp. Kato: Hoarding can create broad concerns that are not easily ad-

required in most buildings before 1974.

dressed. It can certainly present fire and life

Since then, most residential buildings have

safety concerns. Other City agencies that

been required to be sprinklered with retro-

assist with hoarding concerns are Depart-

active requirements for high-rise buildings.

ment of Public Health, Adult Protective Ser-

A LETTER FROM THE SAN FRANCISCO FIRE DEPARTMENT

Agency of SF.

DIVISION OF FIRE PREVENTION & INVESTIGATION

great! What improvements have been

SFAA Member: The tents in front

Dear San Francisco Community Groups and Associations,

made? Where on the website can property

of my building have caught fire twice dur-

owners go for information about fire codes

ing the pandemic. The City won’t remove

and fire-safety requirements?

the tents, and I’m concerned about the on-

McElroy: SFFD has recently revamped its website (sf-fire.org). It looks

Insp. Kato: Thank you! We are quite

vices, SF Housing, and the Human Services

going fire hazard. What can I do?

pleased with it as well. Our web design

Insp. Kato: Property owners can

team did a great job of making it easier to

call 311 or the City agencies listed below for

read and navigate.

assistance with illegal tents, living structures and encampments. However, if you

Information for property owners can be

see an immediate fire hazard, call 9-1-1.

found by clicking on the photo link, “Safety Requirements for Building Owners,” under

Healthy Streets Operation Center (HSOC)

the “Services” tab.

415-558-2723

McElroy: What are the main fire-

Department of Public Health (DPH)

safety violations that your team sees during

415-554-2500

their inspections of multifamily buildings?

Insp. Kato: The most common viola-

Department of Public Works (DPW) 415-554-8200

tions we see are fire alarm and sprinkler systems not serviced at code-required inter-

Department of Homelessness and

vals; and blocked exits, such as storage of

Supportive Housing (HSH)

garbage cans or other items in the hallways,

415-252-2232

and items stored on fire escapes that obstruct the emergency egress pathways.

McElroy: Is there anything else you’d

SF Homeless Outreach Team 415-355-7401

like property owners and managers to be

[For more information on when it’s appro-

aware of?

priate to call 9-1-1, turn to page 73.]

Insp. Kato: I would like building

Inspector Tomie Kato is the Fire Safety and Education Outreach Coordinator. She can be reached at tomie.kato@sfgov.org. For more information on the program, visit sf-fire.org/community-programs

owners to know that although some may find these laws cumbersome, the fire codes have been legislated to protect everyone who lives and works in our great City.

McElroy: Next, we’d like to cover a couple specific topics that were recently brought up by SFAA members.

SFAA Member: I’m having trouble with a tenant who is hoarding and creating a fire hazard in his unit. Are there any resources that SFFD or other City agencies can provide?

OCTOBER 2021 | SF APARTMENT MAGAZINE

Pam McElroy is the editor of SF Apartment Magazine.

The San Francisco Fire Department is proud to introduce our Community Outreach Education Team. Our goal is to make San Francisco a safer place to live and work! We offer a fire safety workshop that presents fire and life safety information aimed at reducing the risks of fires and preserving life and property. Our workshop consists of a presentation that includes information about escape planning, preventing fires in the home, what to do if you are trapped in a fire, fire extinguishers, smoke alarms, carbon monoxide alarms, and emergency preparedness resources. The workshop also includes an interactive practice session using a mock fire extinguisher with a digital fire simulator, and multilingual printed safety tips from the National Fire Protection Association (NFPA) and Federal Emergency Management Agency (FEMA). A virtual version of this workshop is also an option. Furthermore, we offer a “Fire & Life Safety” information booth at community resource fairs and festivals staffed by our Fire Inspectors. Our team is happy to provide these services to San Francisco groups at no cost. Please contact us for more information or if you’re interested in scheduling with us. Inspector Tomie Ann Kato tomie.kato@sfgov.org (415) 558-3359 (Direct) Inspector Dawn Rosales dawn.rosales@sfgov.org (415) 558-3344 (Direct) www.sf-fire.org 698 Second Street, Rm #109 San Francisco, CA 94107 (415) 558-3300 (Main) Please follow us on twitter @SFFDEDU and view our videos on YouTube by searching for #SFFDSafe!

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

Laura Strazzo

Brian O’Neill

Maddy Zacks

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

Brian O’Neill brings extensive experience in land use and environmental law. Prior to joining the firm, Brian worked at the California Coastal Commission on permit appeals for a wide range of projects, including subdivisions, commercial and residential development, affordable housing, and infrastructure. He regularly appears before planning commissions, city councils, and other government agencies.

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

Attorney at Law

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

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OCTOBER 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | OCTOBER 2021

Board Report… continued from page 18

Paying for proper insurance is a hard pill to swallow. I get it. But I can’t tell you how many horror stories I have heard from owners who have been caught with insignificant insurance only to have to pay out exponentially more money in the end—far more than they would have paid had they just secured the right amount of insurance in the first place. A prime example would be refusing to pay for appropriate insurance to cover for mold or mildew claims, or for claims related to bed bugs. This coverage is almost always excluded from standard policies, and needs to be added on and/or paid for in a separate policy. (For specific instructions on how to best insure your properties, turn to “Locked & Stocked” on page 42.)

Ways to Connect.

The cost of wrongful eviction coverage is another protection that many property owners decide they don’t need to pay for, but that bad decision comes back to haunt

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 www.twitter.com/SFAptAssoc.

many, many owners. In San Francisco, this coverage is practically a required expense, and is one of the most important “plan ahead” coverages you can have. If you haven’t been hit with a wrongful eviction claim yet, be grateful. But don’t take that luck for granted—be prepared! Thankfully, we all have an incredible resource for the right coverage: our own CAA Value Insurance Program. As a member of SFAA and CAA, you are part-owners of that program. It is a subsidiary of the California Apartment Association for a reason: so that appropriate coverages can be made

•

Email SFAA at MemberQuestions@sfaa.org

available to all Apartment Association

•

Connect with SFAA on Facebook

you haven’t checked out what’s available,

•

Follow SFAA on Twitter at www.twitter.com/SFAptAssoc

Check out the program by clicking on the

members at incredibly discounted costs. If you are not doing your best to be prepared. link on either the SFAA or CAA websites. Being prepared also means making sure your buildings’ maintenance is kept up. A worst-case example of this is when I think back on the nightmares caused when a balcony collapsed. It’s an extreme example, but a clear situation where being prepared with appropriate foresight could have

OCTOBER 2021 | SF APARTMENT MAGAZINE

avoided the huge catastrophe and devasta-

Prevent Fires.

tion that occurred, let alone helped all of us avoid the resultant legislation and updated building code standards. Routine maintenance is also a very beneficial way to plan ahead. For example, we’re entering what we hope will be a rainy season. How many of you have taken advantage of the dry time to inspect your roofs? Remember that something as simple as a discarded soda can or tennis ball can get lodged in a hopper or downspout and create a huge problem if the roof gets covered with standing water. Simply sweeping or blowing off the roof, now, can make a tremendous difference. So as you can see, being prepared and planning ahead can take on many different forms: some of which are more challenging, but some of which are remarkably simple and quick. All it takes is a commitment to stay on top of things, and a promise to not put off what you can and should do right now. Be prepared, renew

Tape and Bag Lithium Batteries

your membership, support our PACs, and secure appropriate protections, even if it seems unnecessary or too expensive.

What should you do with old lithium batteries? A big part

Speaking from experience, it is all very,

of the answer is clear tape. Old lithium batteries may no

very important! Eric Andresen is a past president and continuing member of SFAA’s Board of Directors. He has been responsible for organizing the annual updates of the residential lease agreement for many years. He owns and operates West Coast Property Management and West Coast Property Maintenance companies.

Be On Your A Game.

longer have the power to run devices, but they can still release energy though their contact points. Lithium batteries that are not taped can cause fires in collection trucks and recycling facilities, and harm workers. •

Place clear tape over the contact points of used lithium batteries.

•

Put taped lithium batteries in a clear, plastic bag and seal it shut.

•

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.

OCTOBER 2021 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | OCTOBER 2021

sfaa 2 2021calendar

sfaa

October

MONDAY, OCTOBER 4 Board of Directors Mtg. 11:30 a.m.

WEDNESDAY, OCTOBER 6 Lunch & Learn Hoarding Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $35 Non Members $55

THURSDAY, OCTOBER 7 Best Practices for Serving Legal Notices Webinar Zoom Webinar System 10:00 a.m. to 11:30 a.m. Members $45 Non Members $65

WEDNESDAY, OCTOBER 13 Intellirent Tenant Screening Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m. Free for SFAA Members

WEDNESDAY, OCTOBER 13 Lunch & Learn ESA vs. Pets Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $35 Non Members $55

WEDNESDAY, OCTOBER 20 Virtual Member Mtg. 9:00 a.m.

WEDNESDAY, OCTOBER 20 Lunch & Learn Decrease In Service Webinar Zoom Webinar System 12:00 p.m. to 1:00 p.m. Members $35 Non Members $55

FRIDAY, OCTOBER 29 Roommates & Tenancy During COVID Webinar Zoom Webinar System 10:00 a.m. to 12:00 p.m. Members $45 Non Members $65

SFAA MEMBER MEETINGS WILL BE HELD VIRTUALLY UNTIL FURTHER NOTICE DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG.

WEDNESDAY, OCTOBER 27 Dealing with Nonpayment of Rent During COVID Webinar Zoom Webinar System 10:00 a.m. to 11:00 a.m. Members $45 Non Members $65

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

WEDNESDAY, NOVEMBER 3 Gen Z: The New Wave of Renters Webinar Zoom Webinar System 9:00 a.m. to. 9:30 a.m. FREE for SFAA Members

WEDNESDAY, NOVEMBER 3 Lunch & Learn Initial Inspection Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $35 Non Members $55

FRIDAY, NOVEMBER 5 5 New Rent Control Laws Webinar Zoom Webinar System 10:00 a.m. to. 12:00 p.m. Members $45 Non Members $65

WEDNESDAY, NOVEMBER 10 Lunch & Learn Move In Checklist Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $35 Non Members $55

TUESDAY, NOVEMBER 16 Setting Up Settlements for Success Webinar Zoom Webinar System 10:00 a.m. to. 11:30 a.m. Members $45 Non Members $65

WEDNESDAY, NOVEMBER 17 Virtual Member Meeting Update 9:00 a.m.

WEDNESDAY, NOVEMBER 17 Lunch & Learn Small Claims Court Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $35 Non Members $55

THURSDAY, NOVEMBER 18 Landlord Communication & Documentation Webinar Zoom Webinar System 10:00 a.m. to. 11:00 a.m. Members $45 Non Members $65

OCTOBER 2021 | SF APARTMENT MAGAZINE

SFAA offices will be closed on Monday, October 6 for Columbus Day.

join online at sfaa.org or call 415.255.2288

2021 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$29.50

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999. ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2021-2022

$29.50

2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

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

THROUGH INTELLIRENT STEP 1:

Create a free account at sfaa. myintellirent.com/agent-signup. STEP 2:

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

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices. Renters pay the $40 application fee, which covers your costs. For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.” Please note that the maximum you can charge a tenant for screening services is $49.12. CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

0.8%

.01225

10 YEARS

1.0%

.00876

15 YEARS

1.2%

.00607

20 YEARS

1.4%

.00478

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

AMOUNT

03/01/21 - 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%

2016-2017

$20.00

2015-2016

$18.50

03/01/16 - 02/28/17

0.2%

2014-2015

$18.00

03/01/15 - 02/29/16

0.1%

2013-2014

$14.50

03/01/14 - 02/28/15

0.3%

2012-2013

$14.50

03/01/13 - 02/28/14

0.4%

2011-2012

$14.50

03/01/12 - 02/28/13

0.4%

2010-2011

$14.50

03/01/11 - 02/29/12

0.4%

2009-2010

$14.50

2008-2009

$14.50

2007-2008

03/01/10 - 02/28/11

0.9%

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

$13.00

03/01/07 - 02/29/08

5.2%

2006-2007

$11.00

03/01/06 - 02/28/07

3.7%

2005-2006

$10.00

2004-2005

$11.00

2003-2004

$21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

ALLOWABLE RENT INCREASES

2021 – 2022: .7%

Effective March 1, 2021, through February 28, 2022, the allowable annual rent increase is .7%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided. ALLOWABLE RENT INCREASES PERIOD

AMOUNT

03/01/21 - 02/28/22

.7%

03/01/20 - 02/29/21

1.8%

03/01/19 - 02/29/20

2.6%

03/01/18 - 02/28/19

1.6%

03/01/17 - 02/28/18

2.2%

03/01/16 - 02/29/17

1.6%

03/01/15 - 02/29/16

1.9%

03/01/14 - 02/28/15

1.0%

03/01/13 - 02/28/14

1.9%

03/01/12 - 02/28/13

1.9%

03/01/11 - 02/29/12

0.5%

03/01/10 - 02/28/11

0.1%

03/01/09 - 02/28/10

2.2%

03/01/08 - 02/28/09

2.0%

03/01/07 - 02/29/08

1.5%

03/01/06 - 02/28/07

1.7%

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

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

& information SF APARTMENT MAGAZINE | OCTOBER 2021

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com REAL ESTATE TRANSITION SOLUTIONS Austin Bowlin (206) 686-2211 aabowlin@retransition.com SEQUENT Eric Scaff (415) 834-1031 sequent-rewm.com escaff@sequent-rewm.com

ACCOUNTANTS

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

ALARM COMPANY

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

ARCHITECTURE

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

415-695-2700

ASSOCIATIONS

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

ATTORNEYS

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law CHONG LAW Dolores Chong DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

415-421-0100

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald (415) 956-6488 www.samlaw.net sam@samlaw.net

415-861-8800

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com LAW OFFICES OF FRANCISCO GUTIERREZ Francisco Gutierrez 415-805-6508 francisco@gtzlegal.com LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com LAW OFFICES OF DANIEL PICCININI Daniel Piccinini 415-345-8610 danielpiccinini@att.net LAW OFFICE OF JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

415-409-7611

LAW OFFICE OF KEVIN P. GREENQUIST Kevin Greenquist 415-977-0444x234 www.ztalaw.com

415-438-7807

MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com

FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070

OCTOBER 2021 | SF APARTMENT MAGAZINE

415-981-5451

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

THE LAW OFFICE OF ED SINGER Edward Singer 650-393-5862 www.edsinger.net

415-753-3811

NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com

HAAS NAJARIAN LLP Eric Murphy (415) 788-6330 emurphy@hnattorneys.com

415-577-4685

DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com

FRIED & WILLIAMS LLP Clifford E. Fried www.friedwilliams.com

MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com

WASSERMAN Dave Wasserman 415-567-9600 dave@wassermanoffices.com www.davewassermansf.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com

415-552-8230

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

BEDBUG DETECTION

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

CLEANING SERVICES

OPTIMUS BUILDING SERVICES Claudia Giraldo 650-290-4607 optimusbuildingservices.com

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

415-981-2844

CONSULTANTS: PERMITS & PLANNING

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

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

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

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

DRAIN SERVICES

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

ENVIRONMENTAL CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE ESCAPE ARTISTS Jabal Engelhard www.sfescapeartists.com

415-279-6113

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

FIRE PROTECTION CONTRACTORS

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

GARBAGE COLLECTION SERVICES

RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.com RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 www.arm-i.com

BARBARY INSURANCE BROKERAGE Gerald Becerra 415-788-4700 www.barbaryinsurance.com

ROOST Chanin Balance chanin@joinroost.com

COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com

ORGANIC WASTE SOLUTIONS

GORDON ASSOCIATES INSURANCE SERVICES Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

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

415-794-2176

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

CHASE APARTMENT LENDING Andre C. Ferrigno 415-644-2171 CHASE COMMERCIAL TERM LENDING Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking CHASE COMMERCIAL LENDING Ingrid Marlow 650-737-6212

LOCKSMITHS

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

415-775-8513

MAINTENANCE REPAIR SERVICE

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

MEDIATION

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

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

415-547-0049

(503) 888-2528

ECOSAFE ZERO WASTE, INC. Daniel Redick 310-569-0624 ecosafezerowaste.com Daniel@EcoSafeZeroWaste.com

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

415-254-7818

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

415-334-3277

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com THERMAL SOLUTIONS Jeremy Bedford (925) 381-6426 office@thermalsolutionspc.com

PLUMBING & HEATING

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

PROJECT MANAGEMENT CREATIVE WEALTH CAPITAL MichaelGallin mike@creativewealthcapital.com

PROPERTY MANAGEMENT

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

SF APARTMENT MAGAZINE | OCTOBER 2021

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

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

EQUITY ONE Brenda M. Obra www.equity1sf.com

BEAM PROPERTIES George Mak gmak@sgdmllc.com

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

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

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

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

415-221-2032

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

BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

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

(415) 462-0619

415-608-3050

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

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

(707) 584-5123

property management

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

415-441-1200

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

415-421-7116

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net

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

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

JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com

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

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

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

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

JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com

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

415-221-2032

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

415-648-1516

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

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.sutroproperties.com WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

members

OCTOBER 2021 | SF APARTMENT MAGAZINE

415-386-3111

LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

415-648-1516

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584 jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com ROCKAWAY RESIDENTIAL MANAGEMENT KristineAbbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com/ W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WOOD PARTNERS Melissa Rankin 628-251-1101 melissa.rankin@woodpartners.com YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com

PROPERTY MANAGEMENT SOFTWARE

APPFOLIO Mindy Sorenson 805-364-6098 mindy.sorenson@appfolio.com HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

HARPER & ASSOCIATES Jay Harper jharpsf@att.net

415-647-9243

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

REAL ESTATE BROKERS & AGENTS

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

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

W. REAL ESTATE Tim Mueller 415-961-6531 timothymueller@hotmail.com

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

COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE John Kirkpatrick (425) 412-0559 john.kirkpatrick@compass.com www.johnkirkpatrick.com COMPASS COMMERCIAL BROKERAGE Jay Greenberg (415) 378-6755 jay@jayhgreenberg.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com EXP COMMERICAL Jeremy Williams 415-932-9846 jeremy@jeremywilliams.com www.sfcommercialrealty.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.com

(415) 370-7077

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

415-717-8709

MARCUS & MILLICHAP David Nelson 415-312-2245 dnelson@MarcusMillichap.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com

415-386-3111

STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

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

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

REFINISHING / RESURFACING SERVICE

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

RENT BOARD PETITIONS

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com RENT BOARD PASSTHROUGHS Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

RENTAL LISTING SERVICES APARTMENT LIST Alex Mashburn 678-467-0411 amashburn@apartmentlist.com COSTAR Aj Herlitz www.costargroup.com aherlitz@costar.com

(844) 459-1495

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

RESIDENTIAL LEASING

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

SF APARTMENT MAGAZINE | OCTOBER 2021

sfaa sfaa 2021 membership application

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

REGULAR MEMBER DUES Units

Base Fee

Units Fee

1-22

$420 +

$6.50 per unit =

23 +

$375 +

$8.50 per unit =

TOTAL UNIT AMOUNT:

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

415-648-1516

RELISTO Eric Baird www.relisto.com

415-236-6116

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

415-409-3263

SECURITY

Unit Fee

1-22

$520 +

$4.00 per unit =

23 +

$475 +

$6.00 per unit =

ADT SECURITY MULTIFAMILY Jeanette Mendez (817) 776-0301 jjmendez@adt.com

TOTAL AMOUNT:

SECURITY DEPOSIT ALTERNATIVES

ASSOCIATE MEMBER DUES: $495 CONTACT INFORMATION

THE GUARANTORS Jules Thetford jules@theguarantors.com

Contact Person Company/Title

State

Zip

Mobile Phone Email Address

Website PAYMENT METHOD MC

214-403-2792

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

Address

Amex

KENNY AND EVEREST REAL ESTATE, INC. Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com

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

Base Fee

Check

415-509-3456

TOTAL AMOUNT:

Units

City

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

RENTSFNOW Claussen 415-762-0213 kclaussen@veritasinv.com

MANAGEMENT COMPANY DUES

TOTAL UNIT AMOUNT:

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

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

THE GUARANTORS Jules Thetford jules@theguarantors.com

214-403-2792

BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

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

SUBMETERS

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

TENANT PLACEMENT & LISTING

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

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

OCTOBER 2021 | SF APARTMENT MAGAZINE

WATER CONSERVATION SERVICE

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

WATER DAMAGE SERVICE

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

WATERPROOFING

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

Please note that acceptance of associate membership does not necessarily constitute any endorsement or recommendation, express or implied, of the associate member or any goods or services offered.

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

ALARM COMPANIES

AEC Alarms

ARCHITECTURE & DESIGN SERVICES

Adapt Dwellings 31 Openscope Studio 54 Q-Architecture 58 ATTORNEYS

Dowling & Marquez, LLP Fried & Williams, LLP Kaufman, Dolowich & Voluck Zacks, Freedman & Patterson, PC

71 55 50 53

LAUNDRY SERVICES

WASH 54 LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Pac West Painting Tara Pro Painting

PETITION SERVICES

Rent Board Passthroughs

67 72 40 70 71

PLUMBING, HEATING, & FIRE PREVENTION

Pribuss Engineering

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Berendt Properties Gaetani Real Estate, Inc.

6 76

Maven Maintenance Real Management Company Rentals in SF S&L Property Management West Coast Property Management

41 53 73 58 55

PROPERTY MANAGEMENT SOFTWARE

Appfolio 17 Yardi Breeze 21 REAL ESTATE BROKERS

Amore Real Estate 70 Coldwell Banker Commercial / Caravelli 39 Coldwell Banker Commercial / McGue 13 Colliers / DeVincenti 2 Compass / Antonini 75 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 33 Corcoran / The Jones Team 15 EXP Realty / Williams 23 HRH Real Estate 59 Marcus & Millichap 24-25 Real Estate Transition Solutions 12 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 50 UTILITIES BILLING SERVICES

Livable 59 Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered. Advertisers in red are Associate Members of SFAA.

SF APARTMENT MAGAZINE | OCTOBER 2021

usps 2021 statement of ownership,

Insurance… continued from page 44

management & circulation

1. 2. 3. 4. 5. 6. 7.

Publication Title: SF Apartment Magazine Publication Number: 1539-8161 Filing Date: September 30,2020 Issue Frequency: Monthly Number of Issues Published Annually: 12 Annual Subscription Rate: $48 Complete Mailing Address of Known Office of Publication: 265 Ivy Street, San Francisco, CA 94102; Contact Person: Vanessa Khaleel; Telephone: 415-392-3770 8. Complete Mailing Address of Headquarters or General Business Offices of Publisher: 265 Ivy Street, San Francisco, CA 94102 9. Full Names and Complete Mailing Address of Publisher, Editor, and Managing Editor: Publisher: San Francisco Apartment Association, 265 Ivy Street, San Francisco, CA 94102; Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111 Managing Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111 10. Owner: San Francisco Apartment Association: 265 Ivy Street, San Francisco, CA 94102 11. Known Bondholders, Mortgagees, and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages, or Other Securities: None 12. Tax Status: Has not changed during preceding 12 months 13. Publication Title: SF Apartment Magazine 14. Issue Date for Circulation Data Below: August 2020 15. Extent and Nature of Circulation: AVERAGE NO. COPIES EACH ISSUE DURING PRECEDING 12 MONTHS

NO. COPIES OF SINGLE ISSUE PUBLISHED NEAREST TO FILING DATE

a. Total Number of Copies (Net Press Run):

3,000

3,072

b. Paid Circulation:

1,021

1,038

(1) Mailed Outside-County Paid Subscriptions Stated on PS Form 3541:

1,979

2,034

(2) Mailed In-County Paid Subscriptions Stated on PS Form 3541:

(3) Paid Distribution Outside the Mails Including Sales Through Dealers and Carriers, Street Vendors, Counter Sales, and Other Paid Distribution Outside USPS:

3,000

3,072

(4) Paid Distribution by Other Classes of Mail Through the USPS: c. Total Paid Distribution: d. Free or Nominal Rate Distribution:

• Support during moves • Clearly outlined policies and swift enforcement for all tenants

Transferring Risk Even with positive landlord-tenant relationships, there are potential exposures that must be addressed with well-designed property and liability insurance policies. For more information, contact the insurance professionals at the CAA Value Insurance Program. They offer a wide array of coverages such as: • Renters Insurance • Tenant Legal Liability • Personal Property • Flood • Earthquake • General Liability • Property

(1) Free or Nominal Rate Outside-County Copies Included on PS form 3541:

(2) Free or Nominal Rate In-County Copies Included on PS Form 3541:

CAA Value Insurance Program provides

(3) Free or Nominal Rate Copies Mailed at Other Classes Through the USPS:

able in today’s marketplace. As a CAA

3,086

3,142

3,108

3,167

$94.29%

97.77%

3003

3,000

98.44%

(4) Free or Nominal Rate Distribution Outside the Mail: e. Total Free or Nominal Rate Distribution: f. Total Distribution: g. Copies not Distributed: h. Total: i. Percent Paid:

16. Electronic Copy Circulation. a. Paid Electronic Copies

3.086 97.21%

b. Total Paid Print Copies (Line 15c) + Paid Electronic Copies (Line 16a)

2910

2944

c. Total Print Distribution (Line 15f) + Paid Electronic Copies (Line 16a)

2956

2983

98.44%

98.69%

d. Percent Paid (Both Print & Electronic Copies) (16b divided by 16c x 100)

17. Publication of Statement of Ownership: will be printed in the October 2019 issue of this publication. 18. Signature and Title of Editor, Publisher, Business Manager, or Owner: (signed) Pam McElroy Editor; Date: September 18, 2019.

OCTOBER 2021 | SF APARTMENT MAGAZINE

• Umbrella

one of the best insurance products availMember you can also take advantage of our additional services such as: • EzTracs: Risk Management and HR Portal • Insurlink: Online document access 24/7 • Loss Control • Claims Management Content written by Zywave, Inc (2010), brought to you by the CAA Value Insurance Program. Zywave, Inc provides Human Resources and Risk Management content available to clients through EzTracs

sfaa’s Roommate & Tenancy During COVID-19 Understanding Costa-Hawkins, Replacement Roommates, New Occupants, and How to Assert Your Rights When Non-Leaseholders Occupy Your Apartment Buildings. This subtenant, roommate, and additional occupancy course addresses commonplace situations when the persons you originally leased to bring in new roommates, vacate the apartment yet leave people behind, submit rent payments from unknown persons, get married/have children while living in the apartment, or otherwise decide to change the make-up of who is living in your building either with or without your knowledge and consent. Instructor: Dave Wasserman and Curtis Dowling, Dowling & Marquez LLP DATE & TIME:

Friday October 22, 2021 10:00am – 12:00pm COSTS:

Members: $45 Non-Members:$65

REGISTRATION:

Webinar: Once you complete registration you will be sent a separate link to register for the Zoom system. For more information, contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org

Lunch & Learn sfaa’s

Nonpayment of Rent During COVID-19 It has been over 9 months since landlords became infected with the COVID-19 Pandemic and tenants stopped paying rent. In this class, Attorney Clifford Fried will explain when landlords can start demanding rent and resume evictions. Learn when the moratoria end, important dates, and whether or not Congress will be paying the rent. Instructor: Clifford Fried of Fried and Williams, LLP DATE & TIME:

REGISTRATION:

Wednesday October 27, 2021 12:00 p.m. – 1:00 p.m. COSTS:

Members: $45 Non-Members:$65

sf.1021.rent.nonpayment.duringCOVID.filler.indd 1

*Credit Card payment required for Non-Members

Webinar: Once you complete registration you will be sent a separate link to register for the Zoom system. For more information, contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org

9/24/212021 5:58 69 PM SF APARTMENT MAGAZINE | OCTOBER

The News… continued from page 10

The above content was provided by Mike Nemeth, communications director at the California Apartment Association.

Street Crisis Response Team Mayor London Breed announced the City’s new Street Crisis Response Team (SCRT), a partnership between the Department of Public Health and the San Francisco Fire Department. The pilot program will offer non-police response to calls related to people suffering from mental health and substance abuse issues on San Franciscso streets. “This new program can help us break the cycle that all too often keeps people going in and out of our emergency rooms and jails. When the SCRT responds to a call for someone in crisis, they’ll be able to help with compassion and clinical skills to get people the care and support they need,” Mayor Breed explained in a press release. Each response team includes a paramedic, a behavioral health clinician (psychologist or social worker), and a behavioral health peer specialist (someone in recovery from an earlier-in-life behavioral health crisis). For more information on San Francisco’s emergency response services and organizations, turn to pages 52 and 73.

SFAA Updates

SFAA Annual Trophy Awards: Dress to impress for the annual San Francisco Apartment Association Trophy Awards Gala.

FOR ALL YOUR REAL ESTATE NEEDS SERVING SAN FRANCISCO PROPERTY OWNERS FOR OVER 50 YEARS

SALES INVESTMENTS PROPERTY MANAGEMENT 3001 LAGUNA STREET, SAN FRANCISCO CA 94123 (415) 567-4800 www.amoresf.com

OCTOBER 2021 | SF APARTMENT MAGAZINE

Turn to pages 10 and 47 for more information. You can also email Vanessa Khaleel at vanessa@sfaa.org. 2022 SFAA Lease Update: The SFAA lease committee will be getting together soon to review and make updates to the current lease. If there are any existing or new lease items you’d like the committee to consider, email Vanessa Khaleel at vanessa@sfaa.org. SFAA Office Reopening Status: As SFAA pivots to provide you services during the pandemic, there is a new way to connect with SFAA. Email MemberQuestions@sfaa.

org to have your questions and concerns promptly addressed. While the SFAA office remains closed to the public, SFAA staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the association help you. SFAA Classes: Classes are available online. SFAA is happy to announce that current CCRM students can continue their education right from home. We understand keeping up with education is crucial and want to assist our members to stay up to date. See the calendar on page 60 for a full list of classes.

Passthroughs

PAY! Take advantage of the Rent Board rules that benefit you.

We prepare petitions for • Soft Story/Voluntary Seismic • General Capital Improvements • Operating and Maintenance and also • Annual Increase letters • General and Water Bond Passthroughs We have 18 years of experience and have filed hundreds of successful passthroughs. Call us today at

415-333-8005

to find out how you can benefit.

SF APARTMENT MAGAZINE | OCTOBER 2021

sfaa sfaa 2021 What You Need to Know

Legal Q&A… continued from page 16

(They don’t relate to litigation.) If a tenant vacates following a bare buyout offer (perhaps in response to a landlord who would rather pay the tenant to vacate than fix deficient conditions), the statements might form the basis of liability. But, “buyout offers” that are compromises on the landlord’s right to serve an eviction notice more closely resemble state-

2021 SFAA UPDATES

SFAA 2021 TROPHY AWARDS

Save October 28, 2021, for the return of the SFAA Trophy Awards. Come celebrate San Francisco, each other, and the return of socializing. For more information, turn to page 47. To sponsor the event contact Vanessa Khaleel at vanessa@sfaa.org.

VIRTUAL MEMBER MEETINGS WEDNESDAY, OCTOBER 20 9:00 A.M. WEDNESDAY, NOVEMBER 17 9:00 A.M.

UPCOMING CLASSES

ments protected under Feldman. These are just some of the ways anti-SLAPP and the litigation privilege intersect with our industry, though the distinctions between protected activity and tort liability can be subtle. There are no bright lines to avoid liability, but rather general principles. The landlord-tenant relationship shouldn’t be fraught with conflict. But when it’s time to threaten action, it should relate to litigation that is contemplated in good faith and under serious consideration. The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Justin A. Goodman is with Zacks, Freedman & Patterson, P.C. and can be reached at 415-956-8100.

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 60.

SFAA OFFICE CLOSURE While the SFAA office remains closed to the public, staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the association help you. Email MemberQuestions@sfaa.org to have your questions and concerns promptly addressed.

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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

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

OCTOBER 2021 | SF APARTMENT MAGAZINE

415.775.8513

sf.0219.rentals-in-sf.pdf

2/6/19

7:16 AM

Landlord & Leasing Agent, A Winning Combo. C

CMY

Having over 25 rental units of her own, Jackie brings first-hand experience as a landlord to all of our Rentals In S.F. clients. Every day, our team endeavors to find qualified tenants for our clients. With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to fill your vacant unit quickly, effortlessly, at market rent and with your ideal tenant! With just one phone call, Jackie will come over to access your needs, appraise your unit, and do all the marketing, prospecting and screening. We then present you with a qualified tenant ready to move in. Call Jackie at Rentals In S.F. to fill your vacancy. It will be one of the best calls you’ll ever make. Just ask all our clients!

Former SFAA winner * Leasing Agent of the Year * Landlord of the Year SF APARTMENT MAGAZINE | OCTOBER 2021

2021 Fall CCRM Webinar Series Schedule & Registration Course Course Name #

PRICE

Date

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

9/15/2021

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

9/22/2021

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

9/29/2021

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

10/6/2021

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property 10/13/2021

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

10/20/2021

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

10/27/2021

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

11/3/2021

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

11/10/2021

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

11/17/2021

2PM-5PM

FREE

Class Location Zoom Webinar System Upon registration the Zoom link will be emailed to the student Class is every Wednesday

See schedule below

FREE

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x.113 Email: stephanie@sfaa.org

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

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

Cancellation Policy: Cancellations must be made 72 hours in advance for a refund. SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!! *Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offering. 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 Housing)

caanet.org events@caanet.org

OCTOBER 2021• | 980 SF APARTMENT MAGAZINE 800.967.4222 Ninth Street, Suite 1430 • Sacramento, CA 95814

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE "Don't wait to buy Real Estate. Buy Real Estate and wait."

-Will Rogers

2 02 1 SA L ES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19

Address

Neighborhood

Units

Status

1492 Larkin Street 300 Ocean Avenue 546 London Street 2618 Diamond Street 515 Shrader Street 517 36th Avenue 1558 Grant Avenue 1649 Market Street 3333 24th Street 721 Wisconsin Street 201 14th Avenue 304 Holloway Avenue 159 4th Avenue 1038 Valencia Street 291 15th Avenue 791 7th Avenue 4587 18th Street 263 19th Avenue 2526 Balboa Street

Nob Hill Mission Terrace Excelsior Glen Park Haight-Ashbury Outer Richmond Telegraph Hill Mid Market Mission District Potrero Hill Central Richmond Ingleside Inner Richmond Mission District Central Richmond Inner Richmond Eureka Valley Central Richmond Central Richmond

7 8 2 2 6 12 5 70 6 4 3 3 6 9 7 5 2 2 4

Available Available Available In Escrow In Escrow In Escrow In Escrow In Escrow Closed August Closed July Closed July Closed June Closed June Closed May Closed May Closed April Closed April Closed March Closed March

S OLD

3333 24th St I 6 Units I Mission District

FO R SALE

300 Ocean Ave I 8 Units I Mission Terrace

John Antonini

DanielFoley Foley Daniel

415.794.9510

415.866.7997

john@antoninisf.com

daniel@danielfoley.com www.danielfoley.com

www.antoninisf.com

www.danielfoley.com

DRE 01842830

415.866.7997

daniel@danielfoley.com

DRE 01866714

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

SF APARTMENT MAGAZINE | OCTOBER 2021

TO MOST PEOPLE, THIS IS JUST A SET OF FLATS IN THE MARINA

TO YOU, IT’S A SYMBOL OF THAT DAY YOUR SHIP CAME IN. 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 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. celebrating

gaetanirealestate.com 415.668.1202

75 YEARS