November 2020 SF Apartment Magazine by sfaa1917

SF APARTMENT magazine

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SENIORDIRECTOR COMPASSCOMMERCIAL

Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials pre-

sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed.

TRIGG SPLENDA SENIORSALESASSOCIATE COMPASSCOMMERCIAL

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SF APA magazine

SF APARTMENT

contents

Features

The Big Picture by PAM MCELROY

Profiles in Power by EMILY LANDES

Around the Block by TERRENCE JONES

NOVEMBER 2020 | SF APARTMENT MAGAZINE

Cover Photo: Mayor London Breed Photography by Vivian Chen

PARTM Columns

Membership

Due Diligence

Coming Up Short

The News

Trend Alert The Work-from-Home Wave by JEREMY WILLIAMS

Legal Q&A

by VARIOUS AUTHORS

Calendar

Professional Services Directory

Membership Application

SF APARTMENT MAGAZINE | NOVEMBER 2020

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Berendt Properties is a team of experts—in leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority: your bottom line. BERENDT PROPERTIES

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2209 Lombard Street, San Francisco, CA 94123

NOVEMBER 2020 | SF APARTMENT MAGAZINE

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berendtproperties.com

magazine

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 Marketing Lara Kisich

Member Services Manager Maria Shea

Government and Community Affairs Charley Goss

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,

VOLUME XXXIII, NUMBER 11 NOVEMBER 2020 Published by Hippo Productions Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw Tel 415-392-3770

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 @2020 by SFAA.

Kent Mar, Neveo Mosser, J.J. Panzer, Bert Polacci, Dave Wasserman

SF APARTMENT MAGAZINE | NOVEMBER 2020

COLUMN

THE NEWS which must be filed by landlords or their attorneys, provides the court with the information necessary to determine whether CTRA applies to the case, such as whether the case involves residential or commercial property and whether the case is based on nonpayment of rent. The remainder of the forms are for use by tenants and their attorneys. The two new forms for tenant use are the Cover Sheet for Declaration of COVID-19–Related Financial Distress (UD-104) and Attachment—Declaration of COVID-19–Related Financial

Due Diligence

Non-payment filings can begin for tenants without coronavirus hardships.

implement CTRA’s provisions by giving tenants who miss the 15-day deadline to return the declaration of COVID-19 financial distress a second chance to claim COVID-19 hardship. Tenants must prove to the court that they had good

Editor’s Note: State and Federal guide-

charges. On September 2, 2020, follow-

lines and legislation are constantly

ing expiration of the Judicial Council’s

changing regarding the coronavirus.

Emergency Rule 1, most courts began

The Judicial Council also revised the An-

For the latest information, resources, fi-

processing unlawful detainer cases

swer—Unlawful Detainer (UD-105), the

nancial aid, and forms, visit www.sfaa.

based on reasons other than non-pay-

form used by tenants to respond to an

org or www.caanet.org/coronavirus.

ment, such as those cases seeking to

eviction filing. The form was revised to

cause for missing the deadline.

remove tenants who have engaged in

allow tenants to respond to allegations

California’s Judicial Council has ap-

criminal activity and nuisances. From

made in the Plaintiff’s Mandatory Cover

proved three new forms and one revised

April 6 to September 1, Rule 1 had

Sheet and Supplemental Allegations—

form for use in eviction cases governed

placed all unlawful detainer cases on

Unlawful Detainer (UD-101) and to raise

under the newly signed COVID-19 Ten-

hold due to the COVID-19 pandemic, ex-

defenses created by CTRA.

ant Relief Act of 2020.

cept those necessary to maintain public health and safety.

The forms can be found at www.courts. ca.gov/forms.

The new and revised forms will assist courts in implementing the COVID-19

Under the state’s new law, cases based

Tenant Relief Act, or CTRA, which pro-

on non-payment of rent have been on

The above content was provided by the

hibits the eviction of renters who claim

a one-month delay to allow the courts

California Apartment Association.

COVID-related hardships. At the same

time to prepare to implement the new

time, the law specifically provides clear-

rules created by CTRA. That delay ex-

ance for the court to proceed with un-

pired on Monday, October 5 for cases

Central SOMA Clean-Up Legislation

lawful detainer actions—the legal term

against tenants who have not claimed a

The San Francisco Planning Commis-

for evictions—against tenants who cause

COVID-19 related hardship.

sion unanimously recommended ap-

problems at the property.

Distress (UD-104(A)). These forms help

proval of legislation that would “clean One of the new court forms—Plaintiff’s

up” parts of the Administrative and

The new forms come just in time, as

Mandatory Cover Sheet and Supple-

Planning Code that were previously

the courts resumed on October 5 the

mental Allegations—Unlawful Detainer

amended in connection with the Cen-

processing of unlawful detainer cases

(UD-101) —has to be filed in all unlaw-

tral SOMA Area Plan (sfplanning.org/

based on non-payment of rent and other

ful detainer actions. The cover sheet,

central-soma-plan).

NOVEMBER 2020 | SF APARTMENT MAGAZINE

163-167 BELVEDERE ST, SAN FRANCISCO

3221-3223 MARKET ST, SAN FRANCISCO

34-42 ABBEY STREET, SAN FRANCISCO

3 units in Cole Valley

2 units in Upper Market

5 Units in Mission Dolores

$2,495,000

$1,495,000

$2,495,000

977 VALENCIA STREET, SAN FRANCISCO

130 GRAND VIEW AVENUE, SAN FRANCISCO

1678 GROVE STREET, SAN FRANCISCO

Located in the Mission District

3 Units in Eureka Valley

6 Units in NOPA

$1,995,000

$2,295,000

136-138 BAKER STREET, SAN FRANCISCO

1701-1703 BRODERICK ST, SAN FRANCISCO

155 HARRIET STREET #3

2 Units in the Upper Haight

2 Units in Lower Pacific Heights

Live/Work Loft in SOMA

$1,850,000

$2,095,000

$795,000

35-39 PROSPER ST, SAN FRANCISCO 3 Units in Eureka Valley

30 GRAND VIEW TERRACE, SAN FRANCISCO

20 OAKWOOD STREET, SAN FRANCISCO

3 Units in Eureka Valley

3 Units in Mission Dolores

$1,795,000

$2,599,000

$2,195,000

219-223 FILLMORE ST, SAN FRANCISCO

228 FILLMORE ST, SAN FRANCISCO

1834 15TH ST & 91 RAMONA ST, SAN FRANCISCO

3 Units in the Lower Haight

Development Opportunity in the Lower Haight

4 Units Mixed-Use in Mission Dolores

$1,595,000

$2,400,000

$3,295,000

Considering Buying or Selling a Multi-Unit Property? Allison’s focus is on the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 18 years of experience selling investment real estate, Allison uses her industry expertise to help sellers maximize the value of their properties.

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

ALLISON CHAPLEAU

JUST LISTED

SF APARTMENT MAGAZINE | NOVEMBER 2020

The Central SOMA Area Plan was the result

submitted on or prior to July 1, 2020

of a multi-year planning effort that rezoned

would be grandfathered from the pro-

much of a 230-acre area adjacent to down-

posed lot coverage amendments;

town and surrounding the future Central Subway extension along 4th Street, which is

• Clarify and correct which sides of

DONATE TO THE SFAA LEGAL FUND TODAY

scheduled to begin operating in 2021. The

narrow streets in Central SOMA are

During the legislative process,

plan is anticipated to generate nearly 16

subject to solar plane setback and bulk

SFAA reaches out to members of

million square feet of new housing and

reduction sky plane requirements;

the Board of Supervisors to address points of concern, support,

commercial space, and over $2 billion in public benefits.

• Provide that buildings that are taller than would otherwise be allowed in

As described in the Planning Department’s

a given height district are to follow

staff report, this “clean up” legislation

the sky plane bulk reduction require-

would correct “grammatical and syntacti-

ments of the height district that is most

cal errors, un-intentional cross-references

aligned with the height of the building;

and accidental additions and deletions,” associated with the original plan legislation

• Require that funds collected through

adopted in 2018. However, there are also

the BMR in-lieu fee from Central

a few substantive amendments proposed,

SOMA projects be spent in the greater

along with clean-up items that have the

SOMA area;

Among other things, the legislation would:

• Clarify that payment of an in-lieu fee

Tenant Protection Ordinance, we’ll mobilize our membership in a grassroots effort to engage members of City Hall.

increasingly tenant-friendly city, law anyway. During the legislative

tion is granted to reduce the amount of

Privately Owned Public Open Spaces

where the exception is only related to

(POPOS) in the plan area. This strat-

design standards of the open space;

egy would need to be approved by the Director of Planning prior to approval

• Provide that funds collected through

of a site or building permit for the as-

the Central SOMA Community Fa-

sociated project;

cilities fee can be spent in the greater SOMA area, and not limited to the Cen-

hearing on June 8, the Land Use Committee heard from hundreds of small property owners. In the legislative file, there are 6,000 pages of comments from San Franciscans, almost all from housing providers opposed to the legislation. And yet, the ordinance was approved by a vote of 10-1.

tral SOMA Special Use District;

SFAA established its legal fund in

requirement applies to projects that • Expand the types of infrastructure

1998, and when the Board of Su-

20% and result in 50,000 gross square

projects that can be funded through

pervisors passes ordinances that

feet (gsf) of office space along with

the Central SOMA Infrastructure Fee;

violate our members’ rights, we

new construction projects that result in 50,000 gsf of office space;

• Allow project sponsors to meet part of their usable open space require-

• Revise lot coverage requirements for

ments off-site at a greater distance from

residential uses in the Central SOMA

the principal projects than initially

SUD to reflect that all floor levels with

proposed, particularly by enabling

residential space (including accessory

projects to build open space under

residential spaces such as common

and around the I-80 freeway within the

rooms) would be limited to 80% lot

Central SOMA Special Use District; and

coverage, except for floors whose only “residential” space is common lobbies

• Provide an exception allowing for

have no choice but to file litigation against the city. In recent years, we’ve seen a pattern of laws being passed that don’t consider or address the perspectives of housing providers. We ask that you donate to the SFAA Legal Fund today. Please write a check to the “SFAA Legal Fund” and mail it to the SFAA office at 265 Ivy Street, San Fran-

and circulation. 100% lot coverage

certain retail to be provided in lieu of

cisco, CA 94102, to support this ef-

would be permitted at floors where

a portion of the PDR requirement in

fort and to help build the legal fund

residential units are located within 40

connection with development of a Key

to function as a deterrent against

feet of a street-facing property line. Further, projects with applications

property owners, like the COVID-19

these proposals get voted into

open space provided, but not in cases

increase a building’s square footage by

that are particularly harmful for

open space requirements is only appli-

tenance strategy for all required

• Provide that the Central SOMA PDR

rental housing providers. On issues

for modifications or exceptions from cable where the exception or modifica• Require an operations and main-

tive or policy proposal that impacts

But oftentimes, especially in an

potential to affect pending and future development throughout the plan area.

or opposition on any given legisla-

NOVEMBER 2020 | SF APARTMENT MAGAZINE

The News… continued on page 61

future harmful proposals.

Adam Filly

Exceeding Expectations

Apartments | Mixed-Use | Commercial

Even in challenging times, Adam has achieved outstanding results for his clients.

Pacific Heights

Russian Hill

Available Properties

2727 Polk St | 7 Units | $4,995,000

2291-2299 Green St | 5 Units | $3,500,000

Just Sold

900 Broderick St | 13 Units

734 Green St | 10 Units

1345 California St | 8 Units

310 Parnassus Ave | 10 Units

553 27th Ave | 10 Units

Now more than ever you need an expert on your side. If you are considering buying or selling an investment property, then call Adam to discuss your goals.

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 | NOVEMBER 2020

TREND ALERT

COLUMN

Work-from-Home Wave written by JEREMY W ILLIA MS

How the work-from-home policies of the Bay Area’s largest tech firms are shaping the rental landscape during the pandemic.

ized workforce in the coming years. In a recent podcast, Twitter’s CEO Jack Dorsey made the argument for allowing employees to work from home or “where they feel most creative and productive” indefinitely.

can clearly recall the sticker shock

Competitive WFH Policies

I experienced while apartment

The work-from-home policies of the

Facebook in turn has pledged to move

hunting when I first moved to the

Bay Area’s largest tech firms have made

over 50% of their workforce to remote

San Francisco Bay Area in 2007. I

headlines in recent months. These com-

work within the next 5-10 years. CEO

relocated from Los Angeles to attend San

panies have seemingly been in competi-

Mark Zuckerberg announced this plan

Francisco State University for my under-

tion with one another to implement the

to cut back on the cost of physical space

graduate studies. As freshman in college,

best version of an extended or indefinite

as well as to allow for more diversity in

a one-bedroom apartment would have

remote work policy, in responsive to the

their hiring practices and create a “more

set me back about $1,600 per month, if I

pandemic and shelter-in-place orders.

broad-based economic prosperity.”

Facebook, Apple, Google, Twitter, and

wanted to live alone. Queue roommates. For the decade following, the rents

Salesforce are a handful of companies

WFH and the Local Housing Market

seemed to climb steadily beyond what

with local headquarters in San Francisco

Progressive work-from-home policies,

anyone could have predicted. Over that

and Silicon Valley who have announced

although great for employees, are tak-

period, the Bay Area and Silicon Valley

that their office closures would extend

ing a toll on the local apartment rental

emerged in the international spotlight as

well into next year, and in some cases

market. With most offices closed and

the place to be for tech entrepreneurs.

employees would have the option to

remote work becoming the norm, rent-

If you wanted to start and grow a tech

work from home indefinitely.

ers have been rethinking the need to

company, it became a rite of passage to

live in densely populated areas during a

do so in the Bay Area. This new start-up

Google, with its over 45,000 Bay Area

national health crisis. The tradeoff of the

craze brought with it an influx of young,

employees, led the pack by being the

high cost of living to be close to work is

skilled, very well-paid workers, who

first to extend its voluntary work-from-

no longer a sound justification, espe-

began flocking to San Francisco and

home policy for most workers though

cially in local tech firms where remote

neighboring towns in the region, and

Summer 2021. After Google’s announce-

work is projected to continue through

who staffed roles in the rapidly growing

ment, which took place in late July of

next summer, if not indefinitely.

local tech sector.

this year, Apple and Salesforce followed suit with similar policies.

A new trend quickly emerged: As the

With the highest cost of living for renters in the United States, San Francisco

demand for housing rose, the cost of liv-

As tech workers begin to enjoy the op-

has quickly lost its popularity among

ing in the Bay Area began to soar. This

portunity to live and work untethered

tech renters who can no longer justify

uptick in prices became especially no-

from a physical office space, some may

paying high rents without any of the

ticeable in the apartment rental market.

not want to return to office life, even if it

fun perks of office life (i.e. free cor-

In the years leading up to the COVID-19

means giving up the perks they enjoyed

porate shuttles, gourmet meals, and

pandemic, the rent for that one-bed-

in the workplace.

entertainment), nor the neighborhood

room that was $1,600 per month a de-

and a move toward a more decentral-

amenities with many of their favorite

cade ago had more than doubled, to an

Twitter and Facebook have gone so far

bars, restaurants, and entertainment

average of over $3,500 per month.

as to boast indefinite “WFH” policies

venues shuttered during the pandemic.

NOVEMBER 2020 | SF APARTMENT MAGAZINE

John Antonini

Daniel Foley

Multifamily + Mixed-Use + Add-Value

Just Listed 1254 48th Avenue • 6 Units | Sunset District • $155,000 Gross Income • 1 Block from Ocean Beach/ Golden Gate Park • Call for Pricing

Just Sold

4401 20th Street • 7 Units | Castro • $328/ft, 13 GRM • One Unit Delivered Vacant

1435 Grant Avenue • 2 Units | North Beach • Full Renovated Duplex • Perfect for Live/Work

34 Abbey Street • 5 Units | Mission Dolores • 5% Cap, 13.5 GRM • $180,000 Gross Income

www.antoninisf.com Call/Email for Details + Market Updates John Antonini

415.794.9510 john@antoninisf.com DRE 01842830

Daniel Foley

415.866.7997 daniel@danielfoley.com DRE 01866714 SF APARTMENT MAGAZINE | NOVEMBER 2020

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.

SFAA NOVEMBER 2020 SLATE CARD STATE & LOCAL BALLOT MEASURES

Just in the past few months, we have seen vacancy rates skyrocket and rents drop as tech workers pack up and leave San Francisco to work remotely in more affordable

Proposition 21

Local Rent Control Initialtive

Proposition A

Health and Homelessness, Parks and Streets Bond

Proposition B

Department of Sanitation and Streets

Proposition C

Removing Citizenship Requirements for Members of City Bodies

Proposition D

Sheriff Oversight

Proposition E

Police Staffing

Proposition F

Business Tax Overhaul

cities. In their September National Rent Report, the website Zumper.com ranks San Francisco as the most expensive American city for a renter to live—with the average one-bedroom apartment at $3,040 per month. This is even after rental prices have dropped during the pandemic (14% lower when compared with the average rents from this time last year).

Where Is Everyone Moving to? Places like Denver, Portland, and San Diego have become popular towns outside of the Bay Area to ride out the pandemic. Known for their proximity to nature and laid-back

Proposition G

Youth Voting in Local Elections

Proposition H

Neighborhood Commercial Districts and City Permitting

YES

Proposition I

Real Estate Transfer Tax

rents for $1,400 - $1,800 per month on

Proposition J

Parcel Tax for San Francisco Unified School District

work comfortably without breaking the

Proposition K

Affordable Housing Authorization

have been flocking to these locales where

Proposition L

Business Tax Based on Comparison of Top Executive’s Pay to Employee’s Pay

ranges, forests, and the beach lifestyle so

Measure RR

Caltrain Sales Tax

YES

CANDIDATES BOARD OF SUPERVISORS

lifestyles, these cities offer renters an affordable alternative to the Bay Area. In these cities, a one-bedroom apartment average. Here, tech workers can live and bank. It is no wonder why Bay Area renters they can have the access to mountain many of us in the Bay Area enjoy, and at a fraction of the cost. For young professionals, especially those who moved to San Francisco during the tech boom in the past 5 - 10 years, many

District 1 - Marjan Philhour

surveyed do not feel like they have strong

District 3 - Aaron Peskin

ties to the community. A recent survey of

District 5 - Vallie Brown District 7 - Joel Engardio District 9 - No Endorsement

roughly 4,500 tech employees conducted by Blind.com reported that two-thirds of these respondents would consider leaving the Bay Area for good, if given the opportunity to work from home indefinitely.

District 11 - Ahsha Safai STATE SENATE, DISTRICT 11 Scott Wiener

The million dollar question: Is this an overdue exodus of tech workers, which will continue to send vacancy rates in rentals

BOARD OF EDUCATION

skyrocketing, or is this a short-term wave

Michelle Parker Jenny Lam

that will only impact the local apartment market until tech offices begin reopening?

COMMUNITY COLLEGE BOARD Tom Temprano

SLATE CARD IS FOR SFAA MEMBERS ONLY

NOVEMBER 2020 | SF APARTMENT MAGAZINE

Trend Alert… continued on page 58

THE JONES TEAM Ethical. Human. Local.

This is the story of our Buyer’s Purchase at 1040 Redwood. Contact us to hear how we can write your story. SEP 2019

We toured the building off market at $2.5 Mil

MAR 17, 2020

Shelter in Place contributed to the market freeze

1 0 4 0 R E D W O O D H W Y F R O N TA G E R D M I L L V A L L E Y, C A L I F O R N I A

Our client was looking for a Commercial Office building to buy in Marin

OCT 2019

4 JUN 29, 2020

Purchased Agreement was executed at 30% below the initial price Pre-Covid 5 AUG 3, 2020

101 year old company McGuire Real Estate was sold to Sotheby’s SEP 28, 2020

Closed escrow with 1031 exchange & loan

Sold During Shelter In Place Contact us for a complimentary valuation on your building — whether buying, selling, or executing a 1031 Exchange, we can advise you on strategy. To receive our quarterly newsletter, send us your email and we will add you to our list.

Terrence Jones

Isabelle Salvadori

Lic. #01343939

Lic. #01506910

Terrence@TerrenceJonesSF.com

Isabelle@TerrenceJonesSF.com

TerrenceJonesSF.com | 415.786.2216

415.596.0659 SF APARTMENT MAGAZINE | NOVEMBER 2020

Senior Broker Associate

Real Estate Professional

COLUMN

LEGAL Q&A

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

With ILO permits limited to only 1,000 in the city, stay away from entering rental contracts of less than 12 months. Q. I would like to rent the units just cause, and which states that any

in my duplex furnished for shortterm three-month stays and wait until rents are up again before finding a long-term tenant. Is this legal?

A. The short answer is “no,” this is

list only natural persons on the rental agreement as the tenant, and avoid leasing to corporations, trusts, or other non-human entities. Finally, make sure that your advertisements contain the required disclosure pertaining to the Rent

waiver by a tenant of their rights under

Ordinance’s applicability. Keep in mind

the Rent Ordinance is void as contrary

that all residential rental units in the city

to public policy.”

now come under the Rent Ordinance’s jurisdiction in terms of just cause evic-

With regard to enforcement, the Rent

tion protection, meaning this disclosure

Board shall process referrals regarding

should be in all advertisements, regard-

online listings that do not contain the

less of the property’s age.

not legal anymore. In July of 2020, the

disclosure about the Rent Ordinance.

Board of Supervisors passed what is

The Rent Board will notify the offend-

[For more information on which types

known as the Intermediate Length Oc-

ing landlord to correct the advertise-

of properties qualify for a license to per-

cupancy law, or the ILO. The ILO essen-

ment, and the landlord must make

mit ILO use, see sidebar on page 18.]

tially requires apartment owners to rent

the correction within three business

their apartments to natural persons for

days thereafter. If the landlord has not

at least twelve consecutive months and

made the necessary correction after

imposes some additional disclosure re-

this period, the Rent Board may begin

quirements when advertising an apart-

imposing fines not to exceed $1,000 per

ment for rent.

noncompliant listing. More importantly, the City Attorney’s office and local

The intent of the ILO is to encourage

nonprofits may also bring legal actions

the use of apartments for long-term oc-

against noncomplying property owners

cupancy by permanent San Francisco

for engaging in short-term rentals in

residents. The city will only license 1,000

violation of the ILO.

apartment units to be used for occupan-

In addition, as noted above, please

—Dave Wasserman

If a commercial tenant— a restaurant—is not following proper COVID-19 safety protocol, can I as the property owner be held responsible?

A. In terms of liability, we don’t generally owe each other anything, other than a duty of reasonable care to the public

cies for less than one year. In addition to

So unless you have one of the only 1,000

at large—not to cause or unduly permit

amendments to the Planning Code, the

licenses to permit ILO use for your

injury. This dynamic can be changed

ILO also supplemented the Rent Ordi-

rental unit, please stay away from this

by agreement (e.g., a commercial lease),

nance with the following provisions: (i)

practice. Yes, you may allow a tenant

enhanced by regulation (e.g., rent ordi-

rental agreements may not require a ten-

to breach a rental agreement without

nance), or shifted by circumstance (e.g.,

ant to vacate at the expiration of a stated

penalty, but you should not enter the

global pandemic).

term; (ii) rental units in most instances

transaction with the intent of creating

may not be rented to corporate entities

a short-term lease. For example, let’s

Readers of this magazine are all too

or non-natural persons; and (iii) every

say you rent to someone for a year and

familiar with how California law and the

online listing (and every print advertise-

that person ends up voluntarily leaving

rent ordinance increase the standard

ment if practicable) for a rental unit must

after six months. You may elect to not

of care to residential tenants. But the

contain a legible disclosure in at least a

pursue the former tenant for monetary

commercial leasing relationship is still

12-point font that includes the follow-

damages, but you should not advertise

largely a product of arm’s length negotia-

ing statement: “This unit is a rental unit

or otherwise seek to rent standard resi-

tion between parties. Commercial ten-

subject to the San Francisco Rent Ordi-

dential apartment units in this town for

ants are considered competent to agree

nance, which limits evictions without

under a year.

to pay for things like property taxes and

NOVEMBER 2020 | SF APARTMENT MAGAZINE

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DOES YOUR BUILDING QUALIFY FOR A LICENSE TO PERMIT ILO USE? The San Francisco Board of Supervisors amended the Planning Code to define Intermediate Length Occupancy (“ILO”) units as residential units “offered for occupancy by a natural person for an initial stay for a duration of greater than 30 consecutive days but less than one year” and by adopting a new Section 202.10 to the city’s Administrative Code capping the total number of ILO units in the City at 1,000. The new San Francisco law specifically authorizes a maximum of 1,000 ILO units in the city, but disqualifies units which are: (1) below marketrate with rents regulated by the city; (2) currently under SF Rent Control; (3) in buildings of three or fewer units; or (4) in buildings which have received a Notice of Violation from a City Department. Student housing, residential hotels, and buildings owned by non-profits are exempt from the 1,000-unit cap. For eligible buildings of four to nine units, no Planning Commission approval will be needed to rent up to one-quarter of the units in a particular building as ILOs. If a building has ten or more dwellings, ILO rentals will require advance approval by the Planning Commission, subject to the following restrictions: (1) no more than 20% of the building’s units may be classified as ILOs; (2) two-thirds or more of the allowed 1,000 ILO units are in the “downtown core” (a term the city has not defined), with the policy goal of ”keeping such uses near corresponding hotel and tourism districts and job centers”; and (3) no more than one-third of the city’s total allowable ILO units are found in “Census Tracts in Sensitive Communities,” as defined in the UC Berkeley Urban Displacement Project Sensitive Communities Map. This is an excerpt from M. Brett Gladstone’s Planning Ahead column, which printed in the September 2020 issue of SF Apartment Magazine.

liability insurance, or even to indemnify

compelling story than with reductive cau-

their landlords against lawsuits.

sation. If you have to make your case, a paper trail of working with your tenant to

In exchange for taking on these obligations

stay ahead of the law will be better than a

and liabilities, the commercial tenant gener-

shrugging of shoulders in insulating you

ally receives significant benefits. They can

from potential liability.

build out the unit, apply for changes in its —Justin A. Goodman

approved use, and run businesses out of the space. Or at least they could. Currently, our commercial businesses are in a fight for their life to use your space to generate revenue however they can. The inherent tension for landlords: you want your tenant to do whatever they can lawfully do to make money and pay rent. But if they operate in a legal gray area, and you turn a blind eye, the arms’ length distance might not save you from liability. For example, we’ve seen a recent proliferation of parklets around restaurants which

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

Legal Questions

couldn’t serve guests indoors. Many of these newer installations are made out of plywood (posing fire hazards when temperatures drop and heat lamps come in) and they are not necessarily ADA compliant. Starting in October, San Francisco is finally opening indoor dining, but with restrictions in occupancy/distancing and with new protocols, like collecting contact information for contact tracing, which some restaurants may not adhere to. If you have a restaurant tenant, you should keep up on the changes in law and keep an eye on your tenant’s operations. If you see violations of law (or common sense), it can’t hurt you to vocalize your concerns and ask how you can partner

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

with your tenant to achieve their goal in continuing operations. If their patron contracts COVID-19, there are some technical problems with blaming you, the property owner. (E.g., you didn’t invite them there, and it will be difficult to prove that this particular interaction is what exposed them.) But these are unprecedented times. A landlord could

Mike Stack

Real Estate Advisor

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

always be liable for nuisance—permitting dangerous conditions at a property—and if you’re aware of them, you should step in to mitigate them. While it might not be your fault, tort law plays better with a

NOVEMBER 2020 | SF APARTMENT MAGAZINE

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THE BIG PICTURE written by

PA M M C E L ROY

Mayor London Breed is working toward the bright and inclusive future she sees for San Francisco. As the first mayor in the country to issue a shelter-in-place order, San Francisco Mayor London Breed has been front and center—locally and nationally—through this tumultuous year. In this exclusive Q&A with SF Apartment Magazine, Mayor Breed talks about the women who inspire her, supporting small businesses and families through the pandemic, and the thriving future she sees for our city.

Pam McElroy: Who were the influential women in your life growing in up San Francisco? Who are the women who inspire you now?

Mayor London Breed: My grandmother, Ms. Comelia Brown, who raised me in public housing. She took care of me and my siblings. She taught me the importance of resilience, hope, and giving back to your community. Growing up, I was fortunate to have a strong network of women in my neighborhood who would look out for me and the other kids. Minyon McGriff supervised me at my first job at age 14 at the Family School, and she gave me an opportunity to learn and grow. With the help of strong women and community by my side, I was able to overcome the obstacles that I faced. There are so many women in my life who inspire me now, including Senator Kamala Harris. It’s been incredible to watch her grow into a national leader and take on the big national issues in Washington. She’s also never forgotten to put people first, which can so easily be lost.

McElroy: How did you first decide on a career in politics? What has kept you involved? Mayor Breed: I knew that I wanted to represent my community and make sure my community’s needs were listened to by the city. I had been working for years as the Executive Director of the African-American Arts and Culture Complex, dealing with the real challenges we were all facing. There were too many kids being left behind and people whose voices just weren’t being heard. That’s why I ran for the Board of Supervisors to represent District 5.

NOVEMBER 2020 | SF APARTMENT MAGAZINE

Photo Credit: Mayor London Breed Photography by Dennis Hearne

SF APARTMENT MAGAZINE | NOVEMBER 2020

I never thought I would be Mayor—that wasn’t my goal—but I love this job and am honored to have the opportunity to serve the City of San Francisco in this role. Every

major setback for women? How do you see this manifesting over the coming years?

open from several months to just 30 days. That will save businesses from having to waste months paying rent while they navigate endless bureaucracy. It will also make

day, I’m able to work toward making San

Mayor Breed: Even before CO-

Francisco a more equitable, affordable,

VID, women were facing many challenges

simple changes to their business, like hiring

clean, safe, and thriving city.

in this country. We earn less than men

someone to play a guitar, without having to

in the workplace, have fewer seats in the

go through a lengthy and onerous process.

boardroom, and we are underrepresented

We need to make it easier for our busi-

in Congress. And it’s concerning to see

nesses to open and to give them flexibility

that many women are bearing the brunt

to be creative if we want them to survive.

McElroy: As a female leader, what has been a significant roadblock or challenge in your career? Mayor Breed: Women are judged

it easier for our small businesses to make

of childcare due to COVID. For our part, we immediately created emergency youth

We have an opportunity to rethink

differently. Period. We are judged on how

and childcare programs for the children of

how we support our local businesses

we look and held to a different standard in

healthcare workers and other first respond-

and make sure small businesses are

how we act. It’s not fair, but it’s a reality.

ers. Recently, we launched our Community

part of our long-term economic recovery.

Hubs Initiative to provide childcare and

It’s critical that we find ways to help busi-

youth care to the highest-need families in

nesses make it through this pandemic,

San Francisco, which will take off some of

and make it easier to do business in

the burden and stress of childcare.

San Francisco.

McElroy: You made news for

being the first elected official to announce a shelter-in-place. Was that a difficult decision for you?

Mayor Breed: We knew that the

But we know it’s not enough for all families, and too many parents are juggling

situation would evolve quickly and we

remote schooling for their kids and their

needed people to be prepared, which is

own full-time jobs. That’s why we all need

why we took early action to warn the public

to do our part to get the virus under con-

and try to stress just how serious this was.

trol so that schools and more childcare

When I declared a State of Emergency in

programs can safely reopen.

February, I heard from a number of people

McElroy: You’ve emphasized building new housing at all income levels, but some Supervisors have implied that it’s no longer necessary because vacancies are up and rents are down. Is adding more new housing still one of your highest priorities?

our first confirmed cases on March 5.

McElroy: The pandemic has also had an enormous effect on small businesses. Can you talk about your ballot measure to help small businesses? How can we retain small businesses in San Francisco?

As we ramped up and took more and

Mayor Breed: Small businesses

more restrictive action to try to prevent

have felt an immense amount of stress due

enough housing and rents through the

the spread of the disease, I started to get

to COVID-19 and have balanced a number

roof. Housing has to be one of our top

frustrated because it seemed like we were

of responsibilities like paying rent, making

priorities, especially at this moment.

limiting crowds based on arbitrary num-

safety modifications, and supporting their

bers. It became clear that we were going to

employees. We’re doing what we can with

Building housing is key to recovering

shut everything down, and I’m just grateful

the resources we currently have available,

from COVID, since housing production

that for the most part the people of San

but we know it’s not enough and, all too

puts people to work and provides homes

Francisco understood and complied. I said

often, our current system makes it frustrat-

for more people in our city. Our long-

at the time that I’d rather act too early and

ing to own and operate a business in this

term goal is to build 5,000 new housing

be criticized for that than act too late and

city—or keeps people from wanting to

units with one-third permanently afford-

face the type of outbreaks that we’ve seen

open a business in the first place. We have

able, and preserve 1,100 existing housing

in other places.

to do better for our small businesses if we

units annually. And that’s the minimum.

want our neighborhood corridors to not

The good news is that during this pan-

only survive, but thrive.

demic, we have continued to entitle new

who thought that we were overreacting. Others said that we would cause panic, and that the panic would be worse than the effects of the virus. But it was only a matter of time before we had a COVID-19 case in our city, so it was not surprising when we had

McElroy: A lot of women are

having to take a step back from their careers to navigate remote learning and childcare. Do you see this as a

Mayor Breed: Anyone saying we don’t need to build housing today because we are in a recession is not paying attention to history. Building housing isn’t about today, it’s about tomorrow. It’s about making sure that in five or ten years, we aren’t back in the same situation we always find ourselves in with not

homes—over 5,000 since shelter-in-place Prop. H is a great step in this direction. It

started. So our team is still working hard

will cut the time it takes to get a permit to

every day to get more housing approved.

NOVEMBER 2020 | SF APARTMENT MAGAZINE

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McElroy: What do you see for the future of office space in San Francisco? Mayor Breed: We’re at a place

is an investment in San Francisco’s public

faced for years. It has made it clear that we

health, and it will help keep our residents

don’t have time to waste in addressing the

safe, allow our businesses to operate, and

issues we face around housing, homeless-

help our economy recover. San Francisco

ness, and small businesses. I’m going to

has been a national leader in our CO-

continue pushing to reform our broken

in our response to COVID where we can

VID-19 response, but we cannot get com-

bureaucracy, which makes it near impossi-

start to consider when and how to reopen

placent. We know this virus is going to be

ble to build new housing, makes it difficult

offices in San Francisco. To be clear, we’re

with us for months to come, and we need

for small businesses to open and operate,

not there yet, but we know that bringing

to continue to build on the progress we

and which increases inequality in our city.

workers back to our downtown core is a

have made with these investments.

top priority to aid the recovery of small businesses who rely on downtown office workers as their customers. I believe that we will emerge from this moment, and that people will want to return

McElroy: Are there temporary

changes that the city was forced to make during the pandemic that you could see becoming permanent?

As we recover, we need to do so by focusing on equity to ensure that we do not let the usual NIMBYism prevent us from doing what is needed to make it easier for all of our residents to live and work in our city.

to downtown San Francisco. It’s often hard

Mayor Breed: Shared Spaces has

COVID has also preyed on the existing

to look beyond where we are today, but

been a great success for San Francisco.

disparities in our city, especially with how

I believe San Francisco will remain an at-

I absolutely love seeing people out in

it’s impacted the Latinx community and has

tractive place for businesses and workers.

public, enjoying themselves. I especially

preyed on the African American commu-

But we still have a lot of work to do to get

love the parklets all over the city, which

nity nationally. So we need to continue to

back there. We need to continue to be a

have brought a real positive energy to our

bring equity to the forefront of our policies

leader in public health to instill confidence

streets during this challenging time. Shared

as we make decisions for this city.

in our recovery.

Spaces has helped businesses survive and

McElroy: Balancing the budget

this year must have been extremely difficult. Can you talk about how COVID is requiring the city to prioritize its values?

Mayor Breed: This was, with-

it has given residents the opportunity to safely support their local restaurants and shops, while also feeling like part of the larger community. I’m excited that we’ve announced we are working on a plan to make elements of the Shared Spaces program permanent. The existing Shared Spaces program will continue throughout

McElroy: You’ve redirected funding from the San Francisco Police Department toward the African American community and other communities impacted by inequitable policing. Can you talk about how this furthers restorative justice, police reform, and economic justice?

out a doubt, the most challenging budget

the duration of the local emergency in San

I’ve ever experienced putting together.

Francisco, which remains in effect, and the

After a lot of good years, we finally had to

new effort will incorporate lessons learned

Mayor Breed: Reforms to any

make some really tough choices. But we

and ensure that the program’s benefits to

single system, including the criminal justice

still were able to take care of some key

businesses and the community continues

system or the police department, must

priorities, like funding our Homelessness

throughout San Francisco’s long-term re-

therefore go hand-in-hand with closing

Recovery Plan that will move thousands of

covery and beyond.

those gaps and ending the disparities that

people from the streets into housing; fund-

we know exist. In San Francisco, we have

ing innovative solutions like our Street

Additionally, streamlined permit processes,

done a lot of that work—not only address-

Crisis Response Teams to assist those who

like our Just Add Music permit, are a great

ing police reform, but also other equitable

suffer from mental illness and addiction

example of the types of changes we’ve

policies. These policies include eliminating

on our streets; and addressing systemic

been able to make in city government that

criminal justice fines and fees; making calls

racism by making a historic investment in

make it easier and faster to do businesses

from jail free and ending commissary mark-

the African-American community.

here. We have to get better at doing things

ups; and clearing over 88,000 holds on

faster, and not letting bureaucracy get in

driver’s license suspensions for people who

our way.

failed to appear in court simply because

We met these key priorities while continuing to fund our nationally leading response to COVID with over $450 million dedicated to testing, contact tracing, health support, food, temporary housing, and shelter for our most vulner-

McElroy: How have your legislative priorities shifted since COVID-19?

able residents. The funding that we’ve

Mayor Breed: This crisis has only

directed to the city’s COVID-19 response

exacerbated the existing crises we have

NOVEMBER 2020 | SF APARTMENT MAGAZINE

they could not pay their traffic fines. We have to invest in mental health in our schools and make sure our young people have the opportunities and support they The Big Picture… continued on page 56

SF APARTMENT MAGAZINE | NOVEMBER 2020

PROFILES in POWER written by

E M I LY L A N DE S

Meet the women redefining leadership in San Francisco. “Women belong in all places where decisions are being made. It shouldn't be that women are the exception.” —Ruth Bader Ginsberg What does it mean for a company, a culture or a community when women are in positions of power? As you’ll see in the incredible stories below, a woman in a leadership role can bring people together, grow a business or organization from the ground up, and even change people’s minds about what all women are capable of achieving.

Janan New, Executive Director of SFAA When Janan New arrived at SFAA over two decades ago, the organization was much smaller than it is today and suffered from interpersonal conflicts amongst its leadership. Over the years, New has grown the nonprofit—in its member size, in its programming and in its political might. That was not an easy task given how technology has changed over the years, making it easier for new legislation impacting property owners to come before the Board of Supervisors or end up on the ballot. “When I started and we needed to see the new legislation, I’d have to walk over to City Hall to get it. There was no email, no cell phones. We had a fax machine, but that was it,” New recalled. “We also had maybe one piece of legislation a year. Now we’re always getting punched because of how quick our world is and the ability of people to communicate.” New said legislative ideas used to be more home-grown, but with the advent of the internet local politicians looking to curry favor with tenant groups began pulling ideas from all over the country. “We used to be able to negotiate and create good policy,” she said. “But now it’s a bombardment, a new idea every day. Some are good but most are not, and I don’t think it’s healthy for either side.”

NOVEMBER 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | NOVEMBER 2020

Despite the growing rancor, New says she

she said, “We’re trying to do our jobs as

Spaces program, which is what has al-

tries to bring a sense of levity to her leader-

best we can.”

lowed so many businesses to operate on sidewalks, streets and parking spaces, thus

ship, something she learned from a female mentor at her previous job at Wells Fargo,

Technology, which in New’s mind has

giving them the opportunity to conduct

Karen DeLong. “She was great at teaching

hastened the end of constructive political

business in a safer, outdoor environment.

accountability coupled with humor and

discourse, has also been a great help, she

“Given the public health need to maintain

fun,” New says, adding that when she left

admits. From Zoom calls amongst the staff

physical distance and the restriction on

the bank to work for SFAA DeLong still

to a first-ever virtual trade show, her staff

some indoor uses, the Shared Spaces pro-

took the time to counsel her on numerous

has the tools they need to succeed in these

gram offers one more option for businesses

issues that arose.

very strange times. “Technology has en-

who are struggling,” Chu says.

abled our continued communication,” New New also got inspiration from some of the female politicians she worked with at the

said. “If we didn’t have that, we’d be lost.”

Given that time was of the essence for many desperate business owners, the ap-

who they were and what their positions

Carmen Chu, San Francisco Assessor-Recorder and Co-Chair of the San Francisco Economic Recovery Task Force

were, and they voted that way,” she says.

For Carmen Chu, the pain that those in the

that might otherwise have needed to shut-

“We don’t have those kinds of leaders any-

restaurant industry are going through as

ter permanently.

more. People will agree with you in private

a result of COVID-19 restrictions is very

but explain that they can’t vote that way in

personal. She grew up waiting tables and

But we cannot stay outdoors forever. Next

public. Everyone has moved further into

helping out at her family’s restaurant and

up on Chu’s radar is thinking about a safe

their corners.”

she knows first-hand just how much people

return to the city’s downtown highrises,

have riding on their small businesses. “My

where the lack of office workers has been

start of her career, even if she didn’t always agree with them. “You always knew where you stood. They were women who knew

proval process was designed with quick turnarounds in mind. Over 1,700 of these permits have been approved in the city thus far—providing a lifeline to businesses

One positive thing New has been happy

parents were immigrants who saved every

devastating to those in food services, cater-

to see more of lately is women support-

penny to take a chance on opening up their

ing, public transit, janitorial services and

ing women. “We have a sincere focus

own business,” she says. “They put a lien on

building management. But before we can

on keeping people housed. Our policy

our home to secure a small business loan

bring people back to the office, she says,

objectives may be different, but in gen-

and they rarely took a day off work to make

we’ll need to double-down on simple pre-

eral it’s less of a political game and more

sure there was enough to cover expenses.”

cautions like mask wearing and avoiding crowded spaces, as well as supporting our

of a problem solving atmosphere with a goal of keeping people in their homes,”

At the same time, Chu says, we must

health infrastructure in order to keep our

she says.

balance the need to support our small

COVID death rate among the lowest in the

businesses with the continued safety pre-

country. “For us to be successful in recov-

New has particular empathy for fellow

cautions to keep COVID cases low. This

ery, we have to pay attention to keeping our

working mothers, whom she feels take the

means relying on what we know and are

workers safe and to ensuring customers are

brunt of the household responsibilities

learning day by day about how COVID

safe re-engaging in the economy,” she says.

when the delicate web of childcare comes

spreads, how to prevent that spread and

unraveled. “If we want women to succeed

how to treat it effectively, in order to inform

Particular attention must be paid to

and be empowered, then we need quality

how the city gets back to work. “Our goal is

women, especially women of color, who

childcare and education,” she explains. “A

to think creatively with our health partners

have been disproportionately impacted by

different model is needed. The structure

to find solutions for businesses to resume

the pandemic. “As we think about recov-

we’ve created doesn’t serve children or

here in San Francisco,” she says.

ery and growth, we should pay attention to who policies benefit and whether we

working mothers.” To that end, in addition to her assessor-

can prioritize investments to create real

That has never been more clear to New

recorder duties, Chu is co-chairing the city’s

economic opportunity for marginalized

than it was this past spring, when COVID

Economic Recovery Task Force. The task

communities,” Chu argues.

restrictions put many women into dire

force includes small and large businesses,

straits, suddenly faced with no child care

labor partners, non-profit service providers

and still-demanding careers. More than six

and others in the community to determine

months after the pandemic began, she still

policy recommendations that will support

Martha Ryan, Founder and Executive Director of the Homeless Prenatal Program

had not asked her staff, many of whom are

the economy during this fragile time.

As a San Francisco nurse in the 1980s,

the mothers of young children, to come

Martha Ryan always intended to return

back into the office. “Until school reopens, I

One of the biggest success stories to come

to Africa, where she had earlier served in

can’t ask people to come back in full time,”

out of the task force is the city’s Shared

the Peace Corps and hoped to work with a

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team dedicated to public health. But when

sure we continued growing and refining

She feels that even though jobs were

a public health crisis presented itself much

our services to best meet their needs.”

difficult to get as a female painter in the beginning, being a woman actually helps

closer to home, she could not look away. “I’d been volunteering with Healthcare

And grow they have, moving from what

her make quicker connections with her cli-

for the Homeless and was encouraged to

Ryan describes as a “closet of a shelter” to

ents. “At first it was challenging in a male-

look more deeply into this problem, so I

a larger rental space and then eventually

dominated field,” she recalled. “Although,

went out and spoke with these women,”

buying their own building in Potrero Hill.

considering that most of my clients were

she recalls. “I remember asking a pregnant

More recently, HPP was tapped to help the

women, soon it was easy to work faster,

mother in a shelter if she was under a doc-

city run Jelani House, its first-ever shelter

smarter, and more detail oriented than

tor’s care. She replied, ‘I can’t worry about

for homeless women and their babies.

most of my male competition.”

the baby in my belly because I’m worried

“During the pandemic, Jelani House has

about the kids I’ve got.’”

been a safe and healthy place for these

It was that quality and passion that con-

women to both connect with their babies

vinced the city to hire Winning Colors in

This woman served as an inspiration to

and build a community,” Ryan said. “Jelani

2013 to paint and maintain the facades of

Ryan, who “somewhat on a whim” wrote

House is transitional, meaning women

many city properties, a position she held

a grant to the San Francisco Foundation

can stay for up to 18 months, and already

until earlier this year. Riccardi recommends

and received about $50,000 to begin what

we’ve have had multiple women exit to

that other women looking to get started in

is now the Homeless Prenatal Program, a

permanent housing.”

the industry seek out city contracts or an apprenticeship to move to the next level.

non-profit that serves about 3,500 families each year and has an annual budget of

By investing in women, particularly moth-

$13 million.

ers, the city will see gains for at least two

Riccardi has certainly moved up in the

generations, Ryan argues. “In creating

painting world, having now painted over

But back then, success was far from certain.

opportunities for women to succeed, we

400 of the city’s Victorians, including the

“When I was told HPP’s first grant was suc-

create opportunities for their children to

complete restoration of the Henry Ohlhoff

cessful, I have to say, I thought about giving

thrive and on and on,” she says.

house, an addiction treatment center in the Lower Haight. That project took about

the money back,” Ryan admits. “I had no idea what I was doing!”

Nita Riccardi, Owner of Winning Colors

three months and involved all new metal, new wood and even a new roof.

Ryan used her experiences working in

When Nita Riccardi started painting houses

African refugee camps to hit upon a win-

back in the late 1980s, she can still remem-

But Riccardi is proudest of her work at

ning formula: hiring women in the com-

ber the shock on people’s faces when she

400 Duboce, right by the N Judah/J Church

munity being served to act as a bridge

would show up: “People would say, ‘A lady

tunnel. The 90-unit apartment building is

between those in need and those trying

painter? Wow!’”

“the largest wooden structure west of the Mississippi,” says Riccardi, and the project

to help them. “As a part of the community,

took several months to complete.

they were able to build trust and create

But what was shocking to some was a no-

momentum much more effectively than

brainer to Riccardi, who began her paint-

we ever could have,” she said. “These

ing career in Southern California during

Riccardi counts people skills and perse-

women had so little—both in means

a construction boom. When she moved to

verance among the qualities that have led

and in societal status—and yet when we

San Francisco, Riccardi quickly decided

her to be so successful. “Anyone can roll

trained them to be links between our

that her calling wasn’t in painting new

out of bed, get their contractor’s license

team and those we were there to serve

homes, but in restoring old ones. “I chose

and start projects,” she said. “The hard

they rose as leaders. They stood taller and

Victorians because there are so many

part is finishing them.”

they beamed with newfound confidence.

here in the seven square miles that need

They were so poised and so courageous

attention and it’s never ending,” she said.

It helps that Riccardi truly loves what she

in taking on their new roles, and—es-

“It is a work of art and a labor of love.”

does and says that, despite some initial challenges, she couldn’t imagine doing

pecially in those early years at HPP— I She started her own company, Winning

anything else. “If I could do anything, I

Colors, in the mid 1990s and, as the name

would do exactly what I do—make the city

Using that model, Ryan began HPP by

indicates, color consulting is a big part

colorful and restore the beautiful architec-

hiring formerly homeless mothers to her

of her business. Riccardi learned from

ture of San Francisco.”

staff. “They are the true experts of the

her friend and legendary Victorian color

work,” she said. “I think the most im-

consultant, Bob Buckter, that choosing

portant lesson I learned was to listen: to

the correct colors are is about collabora-

listen to my staff and colleagues, but also

tion—between herself, the owners and the

to listen to the families we served to make

buildings themselves.

wanted to lead by their example.”

NOVEMBER 2020 | SF APARTMENT MAGAZINE

Emily Landes is a freelance writer and the former editor of SF Apartment Magazine.

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AROUND THE BLOCK written by

T E R R E NC E JO N E S

An analysis of average rents, vacancies, and sought-after amenities, neighborhood by neighborhood. The rental market in San Francisco is going through a tumultuous time. We have had a number of tech companies make statements about the long- and short-term futures of their offices in San Francisco. Those proclamations mean tenants are leaving their San Francisco rentals. Check out the sidebar on page 36 for a few of the statements that are impacting the rental market. Of course, tech workers are not the entire rental market in San Francisco, but the young, educated, well-paid workers at high-profile companies have been the major force driving the increasingly high market rents in units throughout the city for the past 10 years. As these tech workers have been liberated from their offices, there have been some shifts in the rental market. Some of those renters are moving out of San Francisco completely. This exit is an easy decision for those who were already thinking about moving to the suburbs and starting a family. For those who remain in the city, there is a bit of a “musical chairs’’ game going. Since the COVID-19 pandemic and corresponding shelter-in-place order, San Francisco has seen lower rental rates in general. According to a Zumper National Rent Report from September 2020, San Francisco is leading the list of most impacted major markets in the United States in terms of rent reductions. The report shows one-bedroom units (1x1) renting at a 14.1% decline and twobedroom units (2x1) renting at a 15.0% decline versus the same period in August 2019. The report is interesting, but like a bathroom scale used to test the health of a person, there is more to the story than just the aggregate number. The trouble with Zumper’s data is that San Francisco has many different neighborhoods and those neighborhoods each tell different stories. We have almost as many micro-rental markets as we have micro-climates. I have spent much of the past six months talking to owners, tenants, rental agents, and property managers and have heard a variety of stories about what they are experiencing. Please keep in mind, this is not an exhaustive analysis of all the rentals in all the units in all the districts, but rather the best data I could find from a variety of sources and some of the data points we have are current as of mid-September 2020. The areas are sorted by hardest-hit to least-impacted. The numbers in parentheses at the beginning are the percent decrease in rents for the areas versus the rents in September 2019. The areas are not ranked by cost of unit, but by the percent decrease versus the rents achieved last year at this time. The parentheses after the district name contain the MLS district numbers that correspond to the market.

(30%+ Down) South of Market (9f &9g) When the UC Hastings lawsuit was settled, many among the homeless population moved out of the Tenderloin to the South of Market district. The massive July fire on 14th Street and Folsom Street is still “under investigation” by the SF Fire Department, but it is rumored to have been caused by a tent camper. Tents and fire are just part of the story of the decline of SOMA. Another is the boom of new high-end rentals designed to cater to the young tech workers who walk to work at office towers like Salesforce.

NOVEMBER 2020 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | NOVEMBER 2020

WFH STATEMENTS Twitter –Employees can work from

home forever

Google –Employees can work from

The agent said they are not taking any lease

a building with no laundry facilities and

assignments South of Market now because

move to a one-bedroom unit one block

there is too much product and no demand.

away for only a $200 increase. For the small

The reality is that this market as a whole is

increase, she got slightly more space with

closer to 30% or more below where rents

in-unit laundry.

were last year.

(20% Down) Tenderloin Market (8j)

(15% Down) Mission Dolores (5m) and Inner Mission District (9c)

The tenderloin has been hammered with

The Mission District is actually a tale of

lawlessness, open drug use, and tents on

two districts. One is the area near Mis-

the sidewalks. There was some reprieve

sion Dolores Park (5m) with its expansive

when UC Hastings was able to get the

grassy view of downtown, a place where

Board of Supervisors to agree to a settle-

people love to eat their lunches after pick-

ment through the lawsuit it filed with

ing them up at a Mission or Castro district

off 3,000 more employees and closing its Pier 70 San Francisco office space. The loss of 6,700 total positions represents about 25% of the 26,900 employees the ride-hailing giant had at the end of December.

residents from the Tenderloin, but after

restaurant. The other is the Inner Mission

a short period of improvement, the area

(9c) area around 16th Street and Mission

has seen a resurgence in drugs and crime.

near the BART station, which is grittier

Because of this, vacancies are way up and

and impacted by street drug dealing and

rents are down significantly.

tent campers.

One possible optimistic solution was put

Sebastian Gaetani, a property manager at

Pinterest–According to an article

forth by the City Attorney’s office in late

Gaetani Real Estate, noted, “I am currently

September: To tighten up on drug dealing.

showing two units close to 22nd Street and

It will be interesting to see if DA Boudin

Dolores for a client I manage leasing for,

backs this move to restore livability to the

which is three blocks from Dolores Park.

area’s hard-hit residents and businesses.

One unit, in particular, was renting for

home until summer 2021

Facebook–Employees can work

from home until summer 2021

Amazon –Employees can work from home until Fall 2021

Uber (May 18, 2020) –Uber is laying

from Costar (September 1, 2020), “Pinterest is walking away from a high-profile lease in an unbuilt San Francisco development, the biggest sign to date that tech companies may be losing their appetite for upscale Bay Area office space. ‘As we analyze how our workplace will change in a post-COVID world, we are specifically rethinking where future employees could be based.’ said Todd Morgenfeld, Pinterest’s chief financial officer, in a statement. ‘A more distributed workforce will give us the opportunity to hire people from a wider range of backgrounds and experiences.’”

$4,795 but we are currently asking $3995,

(15% Down) Downtown Market (8a)

which is a 16% drop in rent. This is a very

This district is also known as Lower Nob

large top floor unit with two bedrooms

Hill and is characterized by larger build-

and one-and-a-half baths, laundry, and

ings with rental rates at reasonable rates.

an updated kitchen. I have another in the

These rentals have increased over the past

same building, which is a first floor two-

10 years, but at a slower rate compared to

bedroom that is now renting for $2995.

more affluent areas. Tenants here are often

The previous tenants were paying $3,495,

students at the Academy of Art or work in

which is a 14% drop in rent. This, too, is a

retail, hotels, bars, and restaurants around

very nice apartment with in-unit laundry

Union Square or on Market Street. I help

and an updated kitchen and bathroom.”

manage some rentals in this market and we have seen a 10% to 15% reduction in the rental of units compared to a year ago.

(12% Down) Pacific Heights (7b) and Cow Hollow (7d) Pacific Heights has always been the pres-

For example, the 40-story new rental build-

This area has been hit hard by the migrat-

tige address with Cow Hollow hot on its

ing at the former Goodwill Store site at 1550

ing homeless campers removed from the

heels. Both areas have nice park access

Mission has recently completed 550 units.

Tenderloin by the UC Hastings lawsuit. I

with food and grocery available nearby at

This luxury rental is owned by Related and

spent a few weeks in September begging

Laurel Village and Union Street. Gaetani

when it was imagined, amenities like a

the District 3 Supervisor, Public Works,

is seeing prices of nice units in the area

pool, gym, and its close proximity to work

and MTA to resume street cleaning to help

trending down 15% from where they were

were the focus. Now that it's complete, the

maintain the curb appeal in the neighbor-

last year at this time. Sebastian said, “I

amenities are temporarily closed due to

hood. Some retail stores are trying to re-

currently have three units that just came

COVID-19 and the appeal is down—and so

open and they are having a tough time with

up in one building in the heart of Pacific

are the rental rates. According to a Septem-

the grime. Hopefully, as of this writing,

Heights. One is a top floor two-bedroom

ber 18th article by Costar, the asking rents

the poop and garbage in the gutters that

unit that is completely remodeled and very

for these luxury rentals are down by 16%.

have piled up for the last 30 days will soon

spacious. The previous tenants were pay-

Last month, I referred a client to a high-end

be swept again. The market is so fickle

ing $4,300 and we are going to be asking

rental agent to lease his St. Regis condo.

now—we had one tenant vacate a studio in

$3,695, which is a 14% drop in price. In the

NOVEMBER 2020 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | NOVEMBER 2020

same building, I have a two-bedroom unit

is not uncommon to see someone move

Another factor that is compounding the

and the tenant was paying $3,800. We are

from a $3,400 one-bedroom, one-bath

vacancy rate is the resistance of own-

currently marketing the unit for $3,395.

unit on a hill in the north side of the city

ers to rent far below market for fear it

That is a drop of just over 10%.”

to $3,650 two-bedroom, two-bath by the

will impact the value of their building if

park. These properties offer much more

they decide to sell in the next two to five

room to shelter-in-place, have Zoom calls,

years. According to one of my clients with

and take a bike ride in the park at lunch.”

high-end rentals in Pacific Heights, he is

(10% Down) Marina Market (7a) The Marina District has been one of the brighter spots in the market for rentals

getting demands for 15% below whatever

Green gives tenants the option of getting

(5-6% Down) North Panhandle (6f), Haight (5b), Alamo Square (6e), Hayes Valley (6b)

outside without being subject to shut-

What is drawing people to this currently

the next few years. He would rather keep

down restrictions if there is a resurgence

hot area are high walkability scores, due

the units empty and wait a year so he can

in COVID-19 cases. I talked to Craig

to accessibility to the Divisadero Corridor

try and get a higher sale price than rent

Berendt of Berendt Properties, and he is

and Hayes Valley restaurants. According

them now at 15% less in today’s rental

seeing the smaller one-bedroom, one-

to Salman Shariat, “The restaurants and

market. With this strategy, he believes he

bath units down by about 10%, while the

outdoor spaces in the Panhandle are big

will ultimately generate much more on

larger three-bedroom, two-bath units are

draws for these markets.” I have noticed

the sale than was lost on the vacant units.

down at least 15%. High-end apartments

that owners in this area are concerned

with rents of $6,000 per month or more

about the tents that have been given to the

I spoke with Samantha Chandler DuVall at

are getting hit much harder.

homeless, facilitated by the sitting District

Chandler Properties, who had an interest-

5 Supervisor. Hopefully, by the time this is

ing point about the relative impact of CO-

published, there will be an alternative so-

VID-19 on rents. “Although no owner is

The Noe Valley Voice wrote a nice rental

lution to housing for the homeless in this

happy that rents are down across the city

update article using Craigslist data. Their

market and all of San Francisco.

by 15% -20%, one interesting perspective

during the COVID-19 downturn. Its proximity to outdoor space like the Marina

(8.5% down) Noe Valley Market (5c)

survey compared the asking rents from August 2020 to the asking rents from August 2019. In this article, they quoted

price he asks. The client does not want to take the chance of locking in lower rents now, because he is thinking of selling in

is that as of last year, rents were up 40%

Top Trends Seen in the Rental Market since COVID-19 Arrived:

studio apartments being down 9% and one-bedroom, one-baths down 8%. One

• Higher residential vacancy rates in all parts of the city

the net gain since 2008 is about 24% and that's an average 2% rent growth per year from 2008-2020. There are many markets in the United States that would kill for

helpful part of this article is that they noted the count of available units in Au-

since the 2008 downturn. That means

• Retail business failures for many long-

that kind of rent growth. San Francisco

gust 2019 at 93 and August 2020 at 210,

time SF businesses, and high retail

will be back gaining in rents again at a

which proves that there is more available

vacancy rates

stronger pace once the COVID-19 crisis is under control.”

inventory on the market now. It would be nice to have this data for all markets, but that would be a very big job. Regardless,

• Preference for larger units to work and Zoom from home

of the least in the major markets in San Francisco at this time.

These trends are what the top leasing agents, owners, and property managers

the net market decrease seems to be one • Preference for proximity to outdoor spaces in parks or the near the ocean

are seeing in the COVID-19 market. If you can keep a tenant in place with a small rent reduction, do it. If you cannot keep

(6-8% Down) Sunset District Market (2e, 2f, & 2c) and Richmond District Market (1a, 1b, &1e)

• Preference for safer areas, away from

These districts border the very appealing

• Preference for units with parking. Buy-

tent campers and street drug use

ing used cars to avoid Uber and Lyft

Gate Park and Ocean Beach. According to

COVID-19 exposure is trending up

Salman Shariat at Sutro Property Manage• Preference for fewer or no roommates

Golden Gate Park are leasing more quickly than units farther from the park. “People enjoy the larger units for the money in

• Preference for in-unit or in-building laundry facilities

these districts. We are seeing people moving from Nob Hill and Russian Hill to find

• Preference for buildings without eleva-

more space for roughly the same price. It

tors to decrease COVID-19 exposure

NOVEMBER 2020 | SF APARTMENT MAGAZINE

do your best to emphasize the top trends in your market, which will set you apart

COVID-friendly amenities found at Golden

ment, his clients who have rentals closer to

your tenants and need to fill a vacancy,

from the competition. Terrence Jones is a Senior Broker Associate with Corcoran Global Commercial. He can be contacted at (415) 786-2216 or terrence@terrencejonesSF.com.

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*Credit Card payment required for Non-Members

sfaa’s Lunch & Learn

Habitability Issues During the COVID-19 Pandemic HABITABILITY ISSUES DURING THE COVID-19 PANDEMIC

California Civil Code Sections 1941 and 1942 define a landlord’s responsibilities for repairs. Find out what your responsibilities are for providing a safe, sanitary and livable unit for your tenants during the COVID-19 pandemic. Once you complete the registration you will be sent a separate link to register for the Zoom webinar systems. Upon completion you will be sent the event access ID. DATE & TIME:

REGISTRATION:

Thursday, November 12, 2020 12:00 p.m. to 2:00 p.m.

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

COSTS:

Members: $45 Non-Members:$55

*Credit Card payment required for Non-Members

Webinar SF APARTMENT MAGAZINE | NOVEMBER 2020

NOVEMBER 2020 | SF APARTMENT MAGAZINE

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 | NOVEMBER 2020

FIRST AND FEMALE

One.

MEET SAN FRANCISCO’S FIRST-WAVE FEMINIST HOUSING MOGUL, GRACE PEREGO, IN SIX ACTS.

Helen Grace Greenwood Yager stands up, cradling her three-month-old son Jackson. She’s 28, her patrician features brushed with the haze of new parenthood. She raises her right hand and swears to tell the truth, the whole truth, and nothing but the truth, so help her god. It’s 1913. The whole mess comes spilling out, splashing into the Chronicle the next day. She was 17 when she married William in their home state of Kansas, and they traveled west in the dawn of the new century. William ran a construction firm, Helen Grace helped with the building sales. It was modest, but successful. Eventually, William started taking work trips up and down the coast: Portland, Seattle, Los Angeles. And on these trips, he was — apparently — in the habit of traveling with another woman, whom he introduced as his wife. Right around the time Jackson was born, the other woman finally spurned his advances, and William confessed everything. The gavel comes down, and Helen Grace walks out of the courtroom with Jackson and an alimony. It’s enough to cover rent and then some. She drops the “Helen,” and some time over the next year or two, she returns to the real estate business.

Two. The iconic plunging strings which open Renée Geyer’s cover of “It’s a Man’s World” vibrate anachronistically overhead, as Grace Perego emerges — backlit, in slow motion — from billowing clouds of steam off a locomotive. Lace brocade and ostrich feathers. Tonight, she’s closing the sale on an under-construction apartment building on Clay and Polk. Three stories of scaffolding and iron girders glimmer in the streetlights. It’s 1922. After the divorce, she started out catch-as-catch-can: brokering small flats andflipping farmland in Santa Rosa. During her short-lived second marriage to Capt. Fordyce L. Perego, they pooled their funds so she could swing larger properties. In the Chronicle, these sales are credited to “F.L. Perego and wf” — but we all know what’s up. Fordyce ships off to Manila. She finally got her name on the door with a partnership: Kincanon & Perego. She handles sales, prolific builder John Kincanon handles the construction. They put up a factory or two, but small apartments are their bread-and-butter. At this point, a woman in real estate is a rare bird: They comprise only 2% of professional realtors in 1910 and 6% in 1920. The numbers are probably even lower for builders, but I don’t have the stats. She was the first (and for many years, only) woman in the San Francisco Builders’ Exchange, and a founding member (as well as Secretary- Treasurer) of its sister group, the Home Builders’ Association. Slowly but surely, it’s all coming together. And if she can land tonight’s sale, that’s one more step on the way. Step by step, and she’ll be operating in the same league as any man in the game. Step by step, and she can drop the partner entirely, and move forward however she pleases, no questions asked. She strides across the road toward the prospective buyers, ready to close the deal. Ready to take the next step. The above is an excerpt from “First and Female” by Devin Smith from the April 2019 issue of SF Apartment Magazine. To read all six acts of Grace Perego’s life in Bay Area real estate, visit the magazine archives at www.sfaa.org.

NOVEMBER 2020 | SF APARTMENT MAGAZINE

extra extra

read all about it In San Francisco, managing and owning rental property can be a tough business. Keep your manager up to date with the latest news, legislation, trends and analysis of the industry. SFAA members can now send their managers or friends SF Apartment Magazine for only $65 a year.

Subscriptions must be registered and billed to an SFAA member. Sign up today! Online: www.sfaa.org/membership Phone: 415-255-2288

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Speak Up!!

5/20/11 1:16 PM

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

Please take a few moments to answer the questions below (please be as specific as possible): •

Would you recommend SFAA services and products?

•

What is the biggest benefit that SFAA provides?

•

How has SFAA helped you with your rental property?

•

What do you like most about SFAA?

Email your answers to Maria Shea at maria@sfaa.org with the subject line, “Speak Up!” Be sure to include your member name and SFAA ID number. Also, let us know if we may use your testimonial in future SFAA marketing materials. SF APARTMENT MAGAZINE | NOVEMBER 2020

sfaa 2 2020calendar

sfaa

November

MONDAY, NOVEMBER 2 Board of Directors Mtg. 11:30 a.m.

TUESDAY, NOVEMBER 3 ELECTION

TUESDAY, NOVEMBER 3 Lunch & Learn Maintenance Requests Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $25 Non Members $40

THURSDAY, NOVEMBER 5 Lunch & Learn Vendors Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $25 Non Members $40

THURSDAY, NOVEMBER 5 Fair Housing 101 Webinar Zoom Webinar System 12:00 p.m. to. 2:00 p.m. Members $45 Non Members $55

TUESDAY, NOVEMBER 10 Lunch & Learn Complaints Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $25 Non Members $40

THURSDAY, NOVEMBER 12 Lunch & Learn 30 Day Notice of Intent to Vacate Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $25 Non Members $40

THURSDAY, NOVEMBER 12 Lunch & Learn Habitability Issues During COVID-19 Pandemic Zoom Webinar System 12:00 p.m. to. 2:00 p.m. Members $45 Non Members $55

TUESDAY, NOVEMBER 17 Lunch & Learn Initial Inspection Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $25 Non Members $40

WEDNESDAY, NOVEMBER 18 Airbnb Webinar Zoom Webinar System 12:00 p.m. to. 2:00 p.m. Members $45 Non Members $55

MONDAY, NOVEMBER 16 Virtual Member Meeting CAA Legislative Updates 1:00 p.m.

THURSDAY, NOVEMBER 19 Rodents 101 Webinar Zoom Webinar System 10:00 a.m. to. 12:00 p.m. Members $45 Non Members $55

THURSDAY, NOVEMBER 19 Lunch & Learn Final Move-Out Process Webinar Zoom Webinar System 12:00 p.m. to. 1:00 p.m. Members $25 Non Members $40

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

December MONDAY, DECEMBER 7 Board of Directors Mtg. 11:30 a.m.

NOVEMBER 2020 | SF APARTMENT MAGAZINE

join online at sfaa.org or call 415.255.2288

2020 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$25.00

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 2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

2016-2017

$20.00

2015-2016

$18.50

SFAA’S

TENANT SCREENING SERVICE THROUGH INTELLIRENT STEP 1:

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

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

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

415-849-4400

CAPITAL IMPROVEMENTS

The capital improvement interest rates for 3/1/20 through 2/28/21 are listed below: AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

2.1%

.01281

10 YEARS

2.2%

.00929

15 YEARS

2.4%

.00662

20 YEARS

2.5%

.00530

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

03/01/20 - 02/29/21

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%

2014-2015

$18.00

03/01/16 - 02/28/17

0.2%

2013-2014

$14.50

03/01/15 - 02/29/16

0.1%

2012-2013

$14.50

03/01/14 - 02/28/15

0.3%

2011-2012

$14.50

03/01/13 - 02/28/14

0.4%

2010-2011

$14.50

03/01/12 - 02/28/13

0.4%

2009-2010

$14.50

03/01/11 - 02/29/12

0.4%

2008-2009

$14.50

03/01/10 - 02/28/11

0.9%

2007-2008

$13.00

2006-2007

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

$11.00

03/01/07 - 02/29/08

5.2%

2005-2006

$10.00

03/01/06 - 02/28/07

3.7%

2004-2005

$11.00

2003-2004

$21.50

2002-2003

$21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

ALLOWABLE RENT INCREASES

2020 – 2021: 1.8%

Effective March 1, 2020, through February 28, 2021, the allowable annual rent increase is 1.6%. 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

03/01/20 - 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

415-252-4600

& information

sfgov.org/rentboard

SF APARTMENT MAGAZINE | SEPTEMBER 2020

sfaa sfaa 2020 What You Need to Know 2020 SFAA UPDATES

VIRTUAL MEMBER MEETINGS November 16, 2020: CAA Legislative Update

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

Passthroughs

SFAA OFFICE CLOSURE The SFFA office will remain closed during the shelter-in-place mandate. However, 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. Email MemberQuestions@sfaa.org to have your questions and concerns promptly addressed.

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.

San Francisco Apartment Association

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

NOVEMBER 2020 | SF APARTMENT MAGAZINE

2020 sfaa rental forms

FORM #

FORM TYPE

3.0

Application to Rent

Member Name Member # Email PRICE

PER 25/ $15

NON-MEMBER PRICE $40 pad of 25

SFAA 2019

SFAA Residential Rental Agreement – 2019

$20 each

10 for $180

$100 each

SFAA

SFAA Non-Rent Control Residential Tenancy Agreement

$20 each

N/A

$100 each

2.0

CAA Rental Agreement (Month to Month)

$15

$40 pad of 25

2.1

CAA Lease Agreement

$15

$40 pad of 25

SFAA

Short Term Rental Notice

$15

$40 pad of 25

2.2

Addendum to Rental Agreement

$15

$40 pad of 25

41.0

Guarantee of Rental Agreement

$15

$40 pad of 25

16.0

Move In/Out Form

$20 pad

$40 pad of 25

7.5

Notice of Initial Inspection to Residents

$15

$40 pad of 25

Protect Your Family From Lead (Pamphlet)

$40 pad of 25

Bay Area Air Quality Management District Wood Burning Hazard

$15

$40 pad of 25

37.0-BA SFAA

Fire Safety Disclosure

SFAA Fire 1

Fire Safety Sign

Prop 65

Proposition 65 Brochure

Prop 65516

Proposition 65 Sign (plastic)

SFAA

Parking Agreement

$15

$40 pad of 25

$20 each

$15

N/A

$15

$40 pad of 25

$20 each

$16 for 3+

N/A

$15

$40 pad of 25

SFAA

Parking Agreement Non-Resident

$15

$40 pad of 25

Storage Agreement

$15

$40 pad of 25

Pet Agreement

$15

$40 pad of 25

60.0

Assistive Animal Request and Documentation Packet

$15

$40 pad of 25

60.1

Assistive Animal Addendum

$15

$40 pad of 25

36.1

Bedbug Notification

$15

$40 pad of 25

36.0

Bedbug Notification Addendum

$15

$40 pad of 25

SFAA

Neighboring Place of Entertainment

$15

$40 pad of 25

PM02

Emergency Procedure Information for Tenants

$15

$40 pad of 25

19.0

Twenty Four Hour Notice to Enter Dwelling Unit/Premises

$15

$40 pad of 25

SFAA

Thirty Day Notice Change of Monthly Rent

$15

$40 pad of 25

5.2

Sixty Day Notice Change of Monthly Rent

$15

$40 pad of 25

SFAA

Thirty Day Notice Change of Terms of Tenancy

$15

$20 each

SFAA

Three Day Notice to Pay Rent or Quit

$15

$20 pad of 25

SFAA

Three Day Notice to Perform Covenants of Quit

$15

$40 pad of 25

SFAA

Three Day Proof of Service

$15

$40 pad of 25

SFAA

General Proof of Service

$15

$40 pad of 25

2.3

Resident’s Certificate of Terms (Estoppel Certification)

$15

$40 pad of 25

21.0

Thirty Day Notice of Resident’s Intent to Vacate

$15

$40 pad of 25

SRT

Acknowledgement of Residents Intent to Vacate

$15

$40 pad of 25

18.D

Itemized Disposition of Security Deposit

$15

$40 pad of 25

SFAA

Security Deposit Interest

$15

$40 pad of 25

8.0

Notice of Belief of Abandonment

$15

$40 pad of 25

9.0

Notice of Right to Reclaim Abandoned Personal Property

$15

$40 pad of 25

10.0

Notice of Right to Reclaim Abandoned Personal Property ($700 or more)

$15

$40 pad of 25

PUBL

Managing Rental Housing in California Reference Guide (Book)

$50 each

$120 each

On-Site Employee Agreement (set)

$15

COST

pick up only

SFAA

1.2

QUANTITY

$40 pad of 25

SFAA Members can download and access forms directly from the SFAA and CAA websites. Please log in to account, go to Resources and click Downloadable Forms.

Internal Order Date: Use Only

Taken by: Credit Card

Cash

Prices listed are for SFAA members

Check

Invoice

Sub-Total: 8.75% Tax: Postage Flat Rate:

• Prices differ for non-members • All sales are final

San Francisco Apartment Association

265 IVY STREET

TOTAL:

SF APARTMENT WWW.SFAA.ORG • SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • MAGAZINE | NOVEMBER

2020

sfaa professional

services directory 1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY 415-244-1339 www./firstexchange.com/ HERITAGE CAPITAL ADVISORS Eric Scaff 415-834-1031 www.heritagecap.com LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.com

ACCOUNTANTS

SHWIFF, LEVY & POLO LLP Elizabeth Shwiff 415-291-8600 x232 www.slpconsults.com THOMAS K. JUE CONSULTING Thomas K. Jue 925-628-0069 thomasjue@yahoo.com

ALARM COMPANY

AEC ALARMS Michelle Rogers 408-298-8888 x123 www.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 J.J. Panzer www.ppmaofsf.org

ATTORNEYS

BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law CHONG LAW Dolores Chong

415-438-7807

415-490-9020

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

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

415-421-0100

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

GOLDFARB & LIPMAN LLP Erica Williams 510-836-6336 eorcharton@goldfarblipman.com goldfarblipman.com GOLDSTEIN, GELLMAN, ET AL, LLP Brett Gladstone 415-673-5600 x 238 www.g3mh.com HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

415-861-8800

JACOBSON LAW PC Isaac@jacobsonlawsf.com 415-421-0100 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 THE LAW OFFICES OF KIMBALL, TIREY & ST. JOHN LLP Daniel Kimball 800-525-1690 www.kts-law.com 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

415-753-3811

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

LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

NOVEMBER 2020 | SF APARTMENT MAGAZINE

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

FISHER & PHILLIPS, LLP Jason Gellar www.fisherphillips.com

LAW OFFICE OF JULIANA E. PISANI 415-800-7562 Juliana Pisani Juliana@jpisanilaw.com

DENNIS C. HYDE Dennis C. Hyde hydelaw@pacbell.net

415-409-7611

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

MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law MILLAR AND ASSOCIATES, APLC James Millar 415-981-8100 x101 Millar-law.com NICHOLAS GOLDMAN LAW Nicholas Goldman 415-350-8740 nicholas@nicholasgoldmanlaw.com O’GRADY LAW GROUP John O’Grady john@ogradylaw.com www.ogradylaw.com

415-986-8500

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com TOUR-SARKISSIAN LAW OFFICES Christine Tour-Sarkissian 415-626-7744 www.tslo.com TRN LAW ASSOCIATES Tiffany Norman tiffany@trnlaw.com

415-823-4566

WASSERMAN-STERN David Wasserman 415-567-9600 www.wassermanstern.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 SOLUTIONSPREMIER Aurora Vidaca 888-970-1927 aurora@crownandshieldpestsolutions.com www.crownandshieldpestsolutions.com SCENT TEK Brent & Kevin Youngblood 415-933-0879 www.scent-tek.com

CLEANING SERVICES BIO-ONE EAST BAY Sandy Magan info@biooneeastbay.com

510-274-1548

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

CONSULTANTS: PERMITS & PLANNING

CENTER FOR SUSTAINABLE ENERGY Sarah Bliss 858-633-8099 sarah.bliss@energycenter.org EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS

AGUILEAR CONSTRUCTION COMPANY Javier Aguilear 707-495-3932 javier@aguileraco.com SKYLIGHT REMODLING Josh Levitan contact@skylight.com www.skylight.com

800-961-2580

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

ENERGY SERVICES / GAS & ELECTRIC

PACIFIC GAS & ELECTRIC COMPANY Sebastian Conn 415-972-5201 www.pge.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

LENDING / FINANCIAL SERVICES

COUNTERPOINTE SRE David Snow 855-431-4000 www.counterpointeSRE.com

BATTALION ONE FIRE PROTECTION Tim Morse 510-653-8075 www.battaliononefire.com

FIRST FOUNDATION BANK Michelle Li www.ff-inc.com

BELL FIRE AND LIFE SAFETY Marc Belluomin 650-580-5306 bellfire365@gmail.com

LENDING / FULL SERVICE BANKS

COMMERCIAL FIRE PROTECTION, INC. Laine Sims 925-300-9534 www.fireprotected.com MAZZY’S FIRE PROTECTION Scott Mazzarella 415-665-5553 www.mazzysfire.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

HARDWARE GRAINGER Mark D. Sheddon

800-472-4643

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 BIDDLE-SHAW INSURANCE SERVICES, INC Greg Holl 415-586-7200 www.biddleshaw.com COMMERCIAL COVERAGE INSURANCE AGENCY Paul Tradelius 415-436-9800 www.comcov.com GORDON ASSOCIATES INSURANCE SERVICES Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

LAUNDRY EQUIPMENT

WASH MULTIFAMILY LAUNDRY SYSTEMS Cathy Barsotti 650-340-8054 www.weblaundry.com

415-794-2176

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

CITY REPAIR SERVICES Fernando Fonesca 415-602-6524 contact@citycarerepair.com MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com ONE STOP MAINTENANCE & PROPERTY SERVICES Lupe Villaloblos 408-829-0727 www.sf1stop.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 Matthew Tom 415-782-8940 mtom@sfbar.org

MORTGAGE BROKER THE RINCON GROUP Casey Wright

415-622-7450

ORGANIC WASTE SOLUTIONS

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

SF APARTMENT MAGAZINE | NOVEMBER 2020

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

PAINTING SUPPLIES SHERWIN-WILLIAMS Khuat Hoang Sw7276362@Sherwin.com

415-576-1043

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Vidaca 888-970-1927 aurora@crownandshieldpestsolutions.com

property management The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 10. ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com

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

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

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

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.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

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

415-386-3111

STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.sutroproperties.com

PLUMBING SERVICES

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com R & L PLUMBING Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

PROPERTY MANAGEMENT

ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 www.alexandersonproperties.com AMORE REAL ESTATE, INC Jerry Hsieh 415-567-4800 www.amoresf.com BORN PROPERTY MANAGEMENT Jason Born 650-271-7048 x 111 Jason@bornpm.com BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

415-608-3050

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com CHANDLER PROPERTIES Carolyn Chandler 415-921-5733 www.chandlerproperties.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com DEWOLF REALTY CO. INC. William A. Talmage www.dewolfsf.com

415-221-2032

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

EQUITY ONE Brenda M. Obra www.equity1sf.com

415-441-1200

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

J. WAVRO PROPERTY MANAGEMENT James Wavro 415-509-3456

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

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

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

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

415-648-1516

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

members

NOVEMBER 2020 | SF APARTMENT MAGAZINE

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com HANFORD•FREUND & CO. J. Timothy Falvey www.hanfordfreund.com

415-981-5780

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

ALAIN PINEL INVESTMENT GROUP Jay Greenberg 415-593-8615 www.aprinvestmentgroup.com

INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc

SC PROPERTY MANAGEMENT Robert Guglielmi 650-342-3030 bob.guglielmi@scpropsm.com

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

JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net

SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com

BAY AREA PREMIER PROPERTIES Peter Fisler 415-606-6621 www.bayareapremierproperties.com

SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com

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

SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com

COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com

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

COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com

HOGAN & VEST INC. Simon Wong simon@wongsf.com

415-237-6240

JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

415-648-1516

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com MW PROPERTY GROUP Marc Wilson 415-640-5807 marc@mwpropertygroupco.com MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com PACIFIC UNION INTERNATIONAL PROPERTY MANAGEMENT Susan Lucas 415-722-4724 www.pacunionpm.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 kristine@rockawayresidential.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

PROPERTY MANAGEMENT SOFTWARE HEMLANE, INC. Dana Dunford dana@hemlane.com

385-355-4361

STESSA Victor Perez www.stessa.com

626-524-4931

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com CORCORAN COMMERCIAL Jeremy Williams (415) 932-9846 jwilliams@CorcoranGL.com www.sfcommercialreal CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582 LESLIE BURNLEY Leslie Burnley leslie.j.burnley@gmail.com leslieburnley.com

415-717-8709

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

MARCUS & MILLICHAP David Nelson 415-312-2245 dnelson@MarcusMillichap.com

REAL ESTATE APPRAISALS

MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com

HARPER & ASSOCIATES Jay Harper JHARPSF@att.net

415-674-9243

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

REAL ESTATE BROKERS & AGENTS

ALAIN PINEL INVESTMENT GROUP Mark Bonn 415-614-4354 mbonn@apr.com

NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com PACIFIC UNION COMMERCIAL Stephen Pugh spugh@pacunion.com S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

SHAMROCK REAL ESTATE COMPANY Trent Moore 415-359-2400 www.shamrocksf.com

SF APARTMENT MAGAZINE | NOVEMBER 2020

sfaa sfaa 2020 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.

REGULAR MEMBER DUES

Base Fee

Units Fee

1-50

$385 +

$6.45 per unit =

51-250

$475 +

$6.45 per unit =

251-500

$675 +

$6.45 per unit =

501-1,000

$875 +

$6.45 per unit =

1,001

$1,375 +

$6.45 per unit =

TOTAL UNIT AMOUNT:

Unit Fee

1-50

$485 +

$3.95 per unit =

51-250

$575 +

$3.95 per unit =

251-500

$775 +

$3.95 per unit =

501-1,000

$975 +

$3.95 per unit =

1,001

$1,475 +

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

TOTAL AMOUNT:

ASSOCIATE MEMBER DUES: $495

RENTAL LISTING SERVICES

CONTACT INFORMATION

APARTMENT LIST Alex Mashburn 678-467-0411 amashburn@apartmentlist.com

Contact Person Company/Title Address City

State

MAZAL55 PROPERTIES Oren S. Bordo orenb55@gmail.com

Zip

Mobile Phone Email Address

Amex

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

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

NOVEMBER 2020 | SF APARTMENT MAGAZINE

415-279-2791

RESIDENTIAL LEASING

Website PAYMENT METHOD

Check

REAL ESTATE INVESTMENTS

REFINISHING / RESURFACING SERVICE

$3.95 per unit =

TOTAL UNIT AMOUNT:

ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

URBAN GROUP REAL ESTATE Louis Cornejo 415-863-1775 louis@urbangroupsf.com

MANAGEMENT COMPANY DUES Base Fee

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com

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

TOTAL AMOUNT:

Units

VANGUARD COMMERCIAL BROKERAGE Allison Chapleau 415-516-0648 www.allisonchapleau.com

ALAIN PINEL INVESTMENT GROUP Trigg Splenda 415-593-8616

MEMBERSHIP LEVEL & COST

Units

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

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org J. WAVRO ASSOCIATES James Wavro www.jwavro.com

415-509-3456

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

RENTSFNOW Claussen kclaussen@veritasinv.com

415-762-0213

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

SECURITY

ADT-MULTI FAMILY Jeanette Mendez jjmendez@adt.com www.adt.com/smart-

562-712-7504

MARINA SECURITY SERVICES, INC. Sam Tadesse 415-722-1168 stadesse@marinasecurities.com www.marinasecurities.com

SEISMIC RETROFIT & STRUCTURAL ENGINEERING BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

SGDM, LLC George Mak www.sgdmllc.com

415-462-0619

W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

CONTRACTOR OR VENDOR?

ACCOUNTANTS & TAX PREPARATION

Shwiff, Levy & Polo, LLP ALARM COMPANIES

AEC Alarms

ARCHITECTURE & DESIGN SERVICES

Openscope Studio ATTORNEYS

Fried & Williams, LLP

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

SUBMETERS

BANKS & LENDING SERVICES

Luther Burbank Savings

415-937-7283

TENANT PLACEMENT & LISTING 972-820-3015

One Stop Maintenance W. Charles Perry West Coast Premier Construction FIRE ESCAPE SERVICE

Great Escape Fire Escape Services Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Kruit Painting Inc. Pac West Painting Peter’s Painting Services Tara Pro Painting PETITION SERVICES

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

Rent Board Passthroughs

ZUMPER INC.

Berendt Properties Gaetani Real Estate, Inc.

Diana James diana@zumper.com

949-702-1508

61 19

Maven Maintenance Real Management Company Rentals in SF Structure Properties West Coast Property Management

33 62 43 27 43

REAL ESTATE BROKERS

38 42 42

CONSTRUCTION & RENOVATION SERVICES

LOCKSMITHS

LIVABLE Daniel Sharabi www.livable.com

REALPAGE Stacy Blackwell www.realpage.com

ad index NEED A PROFESSIONAL

61 62 59

57 61 61

Amore Real Estate 56 Coldwell Banker Commercial / McGue 23 Colliers / DeVincenti 2 Compass / Antonini 13 Compass / Bonn & Webb 39 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 37 Corcoran / The Jones Team 15 Corcoran / Williams 31 Kay Properties & Investments, LLC 17 Kenney & Everest Real Estate, Inc. 58 Marcus & Millichap 24-25 Newmark Knight Frank / Sheridan & Boersma 63 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 18 Vanguard Properties / Kilby Stenkamp 57 UTILITIES BILLING SERVICES

Livable 38 56 48 58 59 48

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.

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

6 64

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

SF APARTMENT MAGAZINE | NOVEMBER 2020

The Big Picture… continued from page 26

need from an early age. This is not going to turn around in one budget cycle. It’s going to take years of focus. But the numbers are so stark—just think about the fact that African Americans make up 37% of our homeless population but only 6% of our general population. That didn’t happen overnight and it’s not going to be fixed that quickly, but it’s a disparity we

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

SALES INVESTMENTS PROPERTY MANAGEMENT

have to address.

McElroy: Can you talk about reforms being made to the SFPD?

Mayor Breed: We are working to implement key public safety reforms such as ending the use of police in response to non-criminal activity, addressing police bias and strengthening accountability, demilitarizing the police, and promoting economic justice. We’re making progress

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in all of these areas. If we are going to make real, significant, systemic change, we need to fundamentally change the nature of policing itself. We’ve been asking our police officers to be the

Many years of experience with property management companies and property owners.

Kruit Painting Inc. 415.254.7818

answer to many of society’s problems, such as mental illness and mediating disputes between neighbors. That’s not keeping us safer—investing in our community is what will make us all safer. Our first step is the creation of new Street Crisis Response Teams, which will consist of paramedics and mental health professionals who will respond to calls where people are suffering from mental illness. These teams were just funded in the most recent budget, and will begin deploying soon.

COMMERCIAL & RESIDENTIAL APARTMENT BUILDING SPECIALIST INTERIORS & EXTERIORS EXCELLENT REFERRALS FREE ESTIMATE 87 Loomis St., San Francisco CA 94124 www.kruitpainting.com • License No. 846351

NOVEMBER 2020 | SF APARTMENT MAGAZINE

McElroy: If you could go back in time and speak to recent-college-graduate London Breed, what would you say to her? Mayor Breed: Don’t be afraid to take risks. You never know what opportunity will present itself and the most important thing is to put yourself out there and be ready for what comes your way.

McElroy: What advice do you have for women beginning or navigating careers in primarily male-dominated industries?

TALENT. COLLABORATION. SUCCESS.

Mayor Breed: Find people you trust and can learn from, and work to develop a professional relationship with them. Don’t be afraid to speak your mind—and don’t be afraid to ask for help if you need it. There are a lot of people out there who want to see you succeed, you just need to find them and ask for their support. Last year, we held our Women’s Summit, which was a great event to bring women from all walks of life together and provide leadership, mentorship, and support. As women, we all have the power and potential to lift each other up and help each other succeed.

KILBY STENKAMP

McElroy: Without consider-

ing the neighborhood you live in, what is your favorite San Francisco neighborhood? Restaurant? When you get the rare day off, how do you spend your time in the city?

415.370.7582

kilby@vanguardsf.com DRE# 01208585

sf.0319.great.escape.pdf

3/3/19

6:34 PM

vanguardproperties.com

Mayor Breed: It’s hard to choose just one! Part of what makes San Francisco so special is the diversity of its neighborhoods. I’m of course partial to the Fillmore because that’s where I grew up and where

Keeping The San Francisco Bay Area Safe Since 1988

I still love to spend time. I love going out for a walk in my neighborhood, visiting local businesses, and I have especially enjoyed outdoor dining at some of the new Shared Spaces that have opened up throughout the city. Pam McElroy is the editor of SF Apartment Magazine.

Online!

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

FIRE ESCAPE SERVICE & MAINTENANCE

CMY

Safety is our Top Priority FREE ESTIMATES

(415) 566-1479 www.greatescapeinc.com SF APARTMENT MAGAZINE | NOVEMBER 2020

Trend Alert… continued from page 14

• RESTORATION • WATERPROOFING • ENVIRONMENTAL • COLOR

• COMMERCIAL • RESIDENTIAL • EXTERIOR • INTERIOR

Remote Work Has its Drawbacks It might seem like a no-brainer to relocate outside of the Bay Area, if there is no longer a need to go into the office, though not all the moving trucks that line the streets are renters leaving town. Contrary to this new trend, people whose lives are rooted in the Bay Area are staying. While some are packing up for good, others are taking the opportunity to upgrade their housing at “pandemic prices.” For the first time in nearly a decade, Bay Area renters can secure better quality rentals in a less competitive market. Tech employees who have decided to stay in the Bay Area are also concerned about their wage security should they leave. Employees who choose to leave the Bay Area could face a decrease in their base salaries, such as the 8% -18% pay cut now being instituted by Silicon Valley-based software firm VMware. In addition to potential wage cuts, a study conducted by IBM during the early months

Acquisitions & Sales • Commercial & Residential Leasing

of the pandemic found that WFH can create huge security risks for those firms and employees handling confidential information. In their study of over 2,000 Americans who

●

were newly working remotely, the results

Commercial Leasing

showed that over 50% were now using their own personal computers for business with-

●

Residential Leasing

●

Property Acquisitions

out having been provided tools by their employers to properly secure those devices. Between wage cuts for those moving away from Bay Area headquarters and potential data security issues, the reality of an entirely remote workforce may be further

●

Property Sales

Everest Mwamba, Realtor® BRE #01717299 (415) 377-2177 cell everest@everestmwamba.com

away than some want to believe.

How Tech Companies Are Responding For now, we are seeing mixed responses between uncertainty and optimism coming from the top down in the tech sector.

BRE #01984640

NOVEMBER 2020 | SF APARTMENT MAGAZINE

1569 Leavenworth Street San Francisco, CA 94109 Corporate BRE #01984640 (415) 929-0717 office everestmwamba.com

Pinterest, who pre-COVID was in an expansion mode with their Bay Area operations, has now backed out of a sizable investment in office infrastructure.

In late August of this year, the budding tech firm paid out almost $90 million to break a newly signed lease of over 490,000 square feet of office space in the unbuilt 88 Bluxome project in downtown San Francisco. Pinterest’s CFO Todd Morgenfeld shared his reasoning for the lease break stating that the company is “rethinking where future employees could be based” and that “a more distributed workforce will give [the firm] the opportunity to hire people from a wider range of backgrounds and experiences.” Despite the trend of tech employees leaving San Francisco and uncertainty among burgeoning tech firms like Pinterest, some of the larger Bay Area firms remain optimistic on the future of our local economy. Google’s optimism is such that they are continuing with their plans to invest $1 billion in the development of a 40-acre tech hub, which will include office space, retail space, and around 2,000 residential units in Silicon Valley. And Salesforce, who employs over 9,000 employees in San Francisco alone, has continued with its acquisitions of office

License No. 797467

space in the San Francisco Transbay area. The firm recently leased an unbuilt tower at 564 Howard Street and purchased an historic building next to its headquarters for $145 million back in Q1 of this year.

Optimistic Outlook We are beginning to see a light at the end of the tunnel. Local businesses are adapting to a new way of serving their customers in a post-COVID world. And, as these businesses begin returning to their operations, we can also see the sense of community and love for San Francisco return with them. Whether or not the tech sector will spur

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the same reemergence in the Bay Area, with droves of workers gravitating to live close to their headquarters again once their offices reopen, is unclear. However,

For inquiries, please contact Homy Sikaroudi, PhD, PE

what is clear from my point of view is that sf.1013.west.coast.premier.indd 1

9/18/13 2020 12:32 59 PM SF APARTMENT MAGAZINE | NOVEMBER

usps 2020 statement of ownership,

the San Francisco Bay Area has enough

management & circulation

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

legs to stand on.

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

2910

2944

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

982

986

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

1928

1958

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

(4) Paid Distribution by Other Classes of Mail Through the USPS:

2910

2944

(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:

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

(4) Free or Nominal Rate Distribution Outside the Mail:

2956

2983

2981

3003

98.44%

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%

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

and top-of-the-line theaters, museums, and concert halls. There are breathtaking views from our hiking, biking, and running trails, and the proximity to nature is unbeatable with Muir Woods, the Marin Headlands, Russian River, and Tahoe all within driving distance. Overall, we are fortunate to enjoy a big city lifestyle with all the small-town values I, myself, have come to love. The Bay Area has seen many waves of people flocking to it to live and work in one of the greatest cities in the world, and this

sf post office Ad Pending

e. Total Free or Nominal Rate Distribution: f. Total Distribution: g. Copies not Distributed: h. Total: i. Percent Paid:

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. NOVEMBER 2020 | SF APARTMENT MAGAZINE

rolling back in. Whether it’s tech workers, the renaissance of artists who previously fled from the

16. Electronic Copy Circulation. a. Paid Electronic Copies

we are experiencing now is just another one of those waves. Waves inevitably come

d. Free or Nominal Rate Distribution:

top-rated universities, world-class cuisine,

recent urban flight of the tech worker that

fpo

c. Total Paid Distribution:

As a region, we are renowned for our

increasing cost of living, or people from other sectors who move in, San Francisco will remain the resilient city that it has been for decades prior and the local apartment rental market will rebound in turn. Jeremy Williams is a Multi-Unit & 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, please contact Jeremy at 415.932.9846 or jeremy@jeremywilliams.com.

A game. Be on your

SLP_SFApt_Ad_0813_Shwiff_SFaptAd_0813 8/19/13 3:

The News… continued from page 10

EXPERTISE

■

INTEGRITY ■ SERVICE

■

VALUE

Site at the northeast corner of 5th and Brannan Streets. An additional amendment was initially proposed that would have expanded application of certain development impact fees in Central SOMA. However, that amendment was removed from the legislation at the request of the Commission. The above content was written by Reuben, Junius & Rose, LLP Attorney Melinda Sarjapur. Reprinted with permission.

SFAA Updates 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.

ONE STOP MAINTENANCE AND PROPERTY SERVICE

One Stop Maintenance and Property Service provides quality service solutions for both commercial and residential clients—guaranteed! We provide a superior level of painting, cleaning, janitorial, and handyman services to many satisfied customers. Contact us today for a personal, no obligation consultation at (415) 404-0957 or email us at info@sf1stop.com

Shwiff, Levy & Polo, LLP Certified Public Accountants and Management Consultants

EXPERIENCED, RESPONSIVE REAL ESTATE ADVISORS ■ ■

■

■ ■

Real Estate Tax Matters Specialists QuickBooks for Property & Business Accounting 1031 Exchange Guidance & Tax Law Explanation Estate Planning with Real Estate Assets Tax Returns with Audit Risk Reduction for Investors

While the SFAA office is closed, SFAA staff is working round-the-clock to keep the nonprofit running. Timely payment of membership dues is necessary to help the

433 California St., Suite 1000 San Francisco, CA 94104 (415) 291-8600 ■ info@yoursrvc.com www.slpconsults.com

association help you. SFAA classes will be available online during shelter-in-place. The San Francisco Apartment Association is happy to announce that current CCRM students can continue their education during the pandemic right from home. We understand keeping up education is crucial and want to assist our members to stay up to date. Thus we will be setting up more webinars in the future. See the calendar on page 46 for a full list of classes.

For All Your Security Needs Since 1916

24/7 Service

Locks • Alarms Access Control

Video Surveillance • Mailboxes

Know Your

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

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

415.775.8513 SF APARTMENT MAGAZINE | NOVEMBER 2020

VALUE-ADDED DEVELOPMENT

Contact : charles@wcharlesperry.com 415.509.2956

W. CHARLES PERRY & ASSOCIATES I N V E S T M E N T, D E S I G N A N D C O N S T R U C T I O N

NOVEMBER 2020 | SF APARTMENT MAGAZINE

P R IC E R E

2418 VAN NESS AVE - $5,950,000

D U C E D

Another Good One — Just Listed! Large, well-maintained 12-unit apartment building

• Prime Russian Hill Apartment Building

situated on the west slope of Russian Hill. Located

• 12 Units; 1 Studio, 7 One-Bdrms, and 4 Two-Bdrms

just one block from Upper Polk Street, the property

• Unit Upgrade Opportunities

is centrally located and provides residents with easy

• Low Expenses; Decommissioned Boiler

access to downtown by foot. The building consists of

• Seismic Completed

1 studio, 7 one-bedrooms and 4 two-bedrooms units. Nearly all units come with a side porch, which permits easy installation for in-unit washer and dryers.

www.2418vanness.com

• 1 Block from Upper Polk Street • Easy Opportunity to Add In-Unit W/D

MATTHEW C. SHERIDAN

415.273.2179 License 01390209 matthew.sheridan@ngkf.com

aptGroup

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

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

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