SF Apartment Magazine November 2021 by sfaa1917

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San Francisco Apartment Association November 2021 / $7.00

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Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials presented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been veriﬁed. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed.

TRIGG SPLENDA SENIOR SALES ASSOCIATE COMPASS COMMERCIAL

415.308.6560 TRIGG@TRIGGSPLENDA.COM DRE 01484698

SF APA magazine

SF APARTMENT

contents

Features

Mission Bay 2.0 by EMILY LANDES

Corridors of Power by STACEY REINECCIUS

Mission Possible

by MISSION HOUSING DEVELOPMENT CORPORATION

20 4

NOVEMBER 2021 | SF APARTMENT MAGAZINE

PARTM Columns

Membership

Propensity to Density

Room for No More

The News

Court Talk

Rent Board Redux

by THE SAN FRANCISCO RENT BOARD

A Bad Lot

Legal Q&A

by CLIFFORD FRIED

No Time to Choose by VARIOUS AUTHORS

A Letter from the Mayor’s Office of Housing and Community Development

Calendar

Professional Services Directory

SF APARTMENT MAGAZINE | NOVEMBER 2021

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Vertex Property Group 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. Leasing • Management • Project Management Vertex Property Group • 545 Francisco Street • San Francisco, CA • 94133 • 415.608.3050 • Vertexsf.com

NOVEMBER 2021 | SF APARTMENT MAGAZINE

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

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Manager Maria Shea

Accountant Crystal Wang

SFAA Officers President Chris Bricker

Vice President Robert Link Treasurer Jim Hurley

Secretary Mark Henderson

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

VOLUME XXXIV, NUMBER 11 NOVEMBER 2021 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

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

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

Bert Polacci, James Sangiacomo, Dave Wasserman

SF APARTMENT MAGAZINE | NOVEMBER 2021

COLUMN

THE NEWS zone; on a hazardous waste site; in a delineated earthquake fault zone; in a special flood hazard area; in a regulatory floodway; identified for conservation in an adopted natural community conservation plan; in a habitat for a protected species; or subject to a conservation easement; • Subdivision would not require demolition or alteration of housing subject to rent control; designated

Propensity for Density

Governor Newsom signed three bills to ease the housing crisis.

affordable housing; housing that has been removed from the rental market through Ellis Act eviction in the last 15 years; or housing that has been occupied by a tenant in the past three years;

Editor’s Note: State and federal guide-

To qualify for ministerial approval of a

lines and legislation are constantly

lot split under SB 9, all of the following

and is not located within a

changing regarding COVID-19. For the

must be met:

historic district;

• Site is not a historic landmark,

latest information, resources, financial aid, and forms, visit www.sfaa.org or www.caanet.org/coronavirus. Last month, Governor Newsom signed

• Site is located in a single-family residential zoning district; • Site is located in an urbanized area

prior SB-9 subdivision; and • Neither the owner of the parcel

three complimentary bills taking aim

or urban cluster, or within a city that

being subdivided or any person

at the housing crisis in California: SB 8,

has an urbanized area or urban clus-

acting in concert with the owner has

SB 9, and SB 10. Together, the bills are

ter, as designated by the US Census

previously used SB-9 to subdivide

intended to promote denser housing,

Bureau (which covers most urban

an adjacent parcel.

streamline housing permitting, and

and suburban cities in the state); To qualify for ministerial approval to

boost housing production in California. The practical effects of the bills, how-

• Subdivision creates no more than

develop up to two units per lot under SB

two new parcels of approximately

9, the locational and tenant-history cri-

equal lot area, provided that one

teria are similar. In addition, applicants

SB 9 requires local agencies to ministe-

parcel may not be smaller than 40%

will need to show that the project won’t

rially approve the following in single-

of the lot area of the original parcel

demolish more than 25% of the existing

family zoning districts: (a) subdivision

proposed for subdivision;

exterior structural walls, unless either a

ever, are yet to be seen.

local agency passes legislation allowing

of existing lots into two parcels; and (b) development of up to two units per lot.

• Both newly created parcels must be

otherwise, or the site has not been occupied by a tenant in the last three years.

Ministerial approvals require no envi-

no smaller than 1,200 square feet,

ronmental review, discretionary review,

unless the local jurisdiction adopts

or public hearing process.

an ordinance allowing for smaller

SB 9 also contains an owner-occu-

lot sizes with ministerial approval;

pancy condition which limits its utility for development entities. Applicant-

While opponents have painted SB 9 as a

• Site was not created through a

death knoll for single-family zoning, in

• Site is not located on property that

owners will be required to sign an affi-

reality the legislation comes with slew

is prime farmland or farmland of

davit stating their intent to occupy one

of caveats and conditions that limit its

statewide importance; wetlands;

of the resulting housing units as the

practical application.

in a very high fire hazard severity

owner’s principal residence for at least

NOVEMBER 2021 | SF APARTMENT MAGAZINE

1517 WALLER ST, SAN FRANCISCO 6 Units in Haight-Ashbury

1662-1664 HAYES ST, SAN FRANCISCO 3 Units in NOPA

28-30 CUMBERLAND ST, SAN FRANCISCO 3 Units in Mission Dolores

$2,350,000

$2,295,000

$1,850,000

JUST SOLD

250 DOUGLASS ST, SAN FRANCISCO Sold September 2021 16 Units in Eureka Valley

$5,850,000

97-99 HILL ST, SAN FRANCISCO Sold August 2021 3 Units in Dolores Heights

$4,700,000

335 2ND AVE, SAN FRANCISCO Sold August 2021 10 Units in the Inner Richmond

$3,670,000

1031-1039 OAK ST, SAN FRANCISCO Sold September 2021 6 Units in the Lower Haight

172-174 LANDERS ST, SAN FRANCISCO Sold July 2021 2 Units in Mission Dolores

$2,200,000

539-541 WALLER ST, SAN FRANCISCO Sold July 2021 3 Units in the Lower Haight

$1,850,000

$2,550,000

Considering Selling a Multi-Unit Property? Allison specializes in the sale of multi-unit, mixed-use and commercial properties in San Francisco. With over 19 years of experience in selling investment properties, she can help maximize the value of your property.

M U LT I - U N I T. M I X E D - U S E . C O M M E R C I A L .

JUST LISTED

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

SF APARTMENT MAGAZINE | NOVEMBER 2021

three years following the lot split. How-

until 2030, and clarifies some of the text

Rental housing providers and tenants are

ever, community land trusts and qualified

of the previous measure. Among other

encouraged to apply through the Housing

nonprofit corporations are exempt, and

things, SB 330 expedites the permitting

Is Key portal: housing.ca.gov.

local agencies cannot impose any other

process for housing developments; pro-

owner-occupancy requirements.

tects existing housing inventory; allows

On October 1, unlawful detainer cases

housing developments to file preliminary

for nonpayment of rent resumed, but only

And while SB 9 will allow for ministerial ap-

applications that provide grandfather-

under certain circumstances. Under the

proval of qualifying projects, local agencies

ing protection against zoning changes

COVID-19 Rental Housing Recovery Act,

can still require all of the following:

enacted during the discretionary review

landlords may not proceed with an evic-

process; and limits the ability of local

tion unless they have applied for rental

agencies to downzone areas unless they

assistance to cover the tenant’s rent debt.

upzone an equivalent amount elsewhere

Specifically, the law provides that if twenty

within their boundaries.

days after the landlord has applied to the

• Lots resulting from ministerial subdivision be limited to residential use;

program for rental relief (or twenty days

• No short-term rental of units resulting from ministerial approval;

SB 10 authorizes local governments, at

after the landlord has served their “pay or

their election, to adopt an ordinance to

quit” (whichever is later), and they have not

zone any parcel for up to ten residential

received or obtained verification from the

zoning, subdivision, and design review

units in transit-rich areas or urban infill

rent relief program about the tenant having

standards applicable to the parcel that

sites. That would apply to most proper-

applied and the tenant has not told them

do not have the effect of physically pre-

ties located along established bus lines,

they have applied, then the eviction can

cluding construction of two units on

within half a mile of a major transit stop,

proceed. If rental aid is approved but hasn’t

either resulting parcel or result in a unit

or in residential/mixed use areas of most

arrived, the owner will have to wait.

size of less than 800 square feet;

California cities. Ordinances or resolu-

• Project compliance with all objective

tions adopted by local agencies under

Keep in mind that local governments may

SB 10 are exempt from environmental

still have their own eviction moratoria

of up to four feet from side and rear

review, would require a 2/3 vote in favor

in place. Alameda County and Sonoma

lot lines;

from the local legislative body to adopt,

County, as well as the cities of Los Angeles

and could not be used to reduce density

and Fresno, still have eviction moratoriums

• That new structures provide setbacks

otherwise permitted on any parcel sub-

related to rent. Other cities also have mora-

onsite wastewater treatment system,

ject to the ordinance. SB 10 would further

toriums related to just cause eviction.

a percolation test completed within

prohibit a residential or mixed-use proj-

the last five years, or, if the percolation

ect with ten or more units that is located

Limits on late fees remain: Still in effect

test has been recertified, within the

on a parcel zoned pursuant to an SB 10

is the state prohibition against landlords

last ten years;

ordinance from being approved ministe-

charging or attempting to collect late fees

rially or by right, or from being exempt

on pandemic-related rental debt from a

from environmental review.

resident who has submitted a declaration

• For residential units connected to an

• Projects provide easements for provision of public services and utilities; • All resulting parcels maintain access to or adjoin the public right of way;

of COVID-19-related financial distress. Late The above content was reprinted with per-

fees for non-pandemic-related rental debt

mission and authored by Reuben, Junius &

are allowed, regardless of whether a decla-

Rose, LLP Attorney Melinda Sarjapur.

ration of hardship was filed.

Rent Relief Update

New forms for unlawful detainers:

space per resulting unit, unless the site

Although many aspects of California’s

New rules and new forms accompany the

is located within ½ mile of a high-qual-

eviction moratorium have lapsed, the

expiration of the eviction moratorium.

ity transit corridor or major transit stop,

state’s emergency rental assistance pro-

Residents who didn’t pay rent and other

or there is a car share vehicle located

gram continues to take applications and

amounts due by October 1, 2021, can be

within one block of the site.

cut checks.

served a three-day notice, instead of a 15-

• Projects to provide parking of up to 1

day notice to pay or quit. This, however, is Finally, on lots that are both created by an

During a CAA webinar, state administrators

not yet a return to the standard pre-pan-

SB 9 lot split and developed with two units

said the program will continue until funds

demic three-day notice.

under SB 9, a local agency is not required to

are exhausted. State and local rent relief

permit ADUs or JADUs.

programs are still spending down the first

Preemption of new moratoria: Under

round of $2.6 billion in federal emergency

the COVID-19 Tenant Relief Act, local

SB 8 primarily extends the Housing Crisis

rental assistance—half of the $5.2 billion

Act of 2019 (SB 330) another five years

earmarked for California rent relief.

NOVEMBER 2021 | SF APARTMENT MAGAZINE

The News… continued on page 66

ADAM FILLY | EXCEEDING EXPECTATIONS Apartments | Mixed-Use | Commercial

JUST LISTED

ON MARKET

JUST LISTED

800 Duboce Ave | Buena Vista Park $6,750,000 | 12 Units

ON MARKET

1855 10th Ave | Inner Sunset $9,495,000 | 18 Units

60-62 Sycamore St | Inner Mission $4,000,000 | 8 Units

IN CONTRACT

211-219 Sanchez St | Dolores Heights $3,250,000 | 6 Units

1312-1316 18th Ave | Inner Sunset $998,000 | 3 Commercial Units

4725 Irving St | Outer Sunset $2,600,000 | 9 Units

Adam takes great pride in achieving outstanding results for his clients, and he has the track record to prove it. Call Adam to consult on any real estate matter. Adam Filly

JUST SOLD

427 8th Ave Inner Richmond $2,250,000 | 4 Units

Senior Vice President | 415.516.9843 | Adam@AdamFilly.com DRE 01354775 | www.AdamFilly.com

JUST SOLD

1649 Market St South of Market 70 Units

JUST SOLD

2906 Van Ness Ave Russian Hill $1,750,000 | 5 Units

JUST SOLD

112-118 Shotwell St Inner Mission $1,700,000 | 4 Units

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.

JUST SOLD

6331 Mission St Daly City $838,000 | Commercial

SF APARTMENT MAGAZINE | NOVEMBER 2021

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12 NOVEMBER 2021 | SF APARTMENT MAGAZINE Real Estate Transition Solutions | 415-683-2484 | info@re-transition.com | www.re-transition.com/sfaa

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NRT

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

COLUMN

COURT TALK

A Bad Lot

spot themselves. They had the laundry

w r i t t e n b y C L I F F OR D E . F R I E D

A jury awarded evicted tenants more than $3 million after being mistreated by landlords.

The tenants filed a Rent Board petition complaining that the laundry facilities and other amenities had been removed by the landlord. The tenants in the building formed a

This column reports both the good

were uncommunicative and uncooper-

tenants’ union and informed the land-

and the bad. Our purpose is to educate

ative, and became increasingly hostile

lords that there was an empty unit that

and inform landlords, so they don’t

to the tenants.

the landlord could move her sister into. A day after the tenants, who were being

make costly mistakes or repeat the The tenants started receiving notices

harassed by the landlords, filed a report

slipped under their door. One was a

of wrongful eviction with the Rent

Duncan v. Kihagi

30-day notice removing the attorney’s

Board, they were served with an owner

The tenants in this case sued their land-

fees provision in the lease. Another

move-in notice.

lords for wrongful eviction under the

related to new house rules. And one

Rent Ordinance and harassment under

required the tenants to reinstate their

The tenant filed his lawsuit against the

the anti-harassment ordinance after

security deposit. The tenants were

landlords for violating the San Fran-

they were forced out of their longtime,

told that they would be responsible for

cisco Rent Ordinance. Separately, the

cheap San Francisco apartment. The jury

their own garbage and would no lon-

City sued the landlords for code viola-

awarded the tenants $3,528,000, which

ger have storage space.

tions and tenant harassment. At the

errors of others.

same time, the landlords filed two evic-

the trial judge reduced to $2.7 million. The tenants began requesting mainte-

tion lawsuits against the tenants; one

nance and repairs to their unit. After not

based on owner move-in and another

New Owners

receiving a response from the landlords,

based on breach of the rental agree-

In 1994, the tenants moved into their

the tenants contacted the Department of

ment. The tenants gave up and moved

two-bedroom Hill Street apartment,

Building Inspection (DBI). There were

out. The monthly rent at the tenants’

which included parking and storage.

problems accessing the mailbox and

new apartment was $3,250. It appears

During their tenancy, the stabilized rent

with the power going out because the

that the owner either didn’t move into

could increase by a maximum total of

landlords failed to pay the bill.

the newly vacant unit or delayed mov-

Both sides filed an appeal.

ing into the unit.

31%, whereas market rents increased 254% for similar units.

The City conducted a “task force inspection” of the premises, in which several

Trial

The building was sold in mid-2014 to a

inspectors found code violations. Dur-

At trial, the jury found the landlord liable

limited liability company comprised of

ing the inspection, one of the landlords

under two separate violations of the

two members who owned and managed

attempted to block access to the inspec-

San Francisco Rent Ordinance. The first

the five-unit property.

tors, and was hostile toward the tenant.

was a violation of the owner move-in

During the inspection, the landlord

provision, which allows a landlord to

Almost immediately, and over the fol-

mentioned that she planned to move her

evict renters from a unit so long as the

lowing 14 months until the tenants and

sister into the building. After the inspec-

landlord uses or occupies the unit as his

their family were forced to rent a new

tion, the City issued a notice of violation.

or her principal residence for a period

apartment, the landlords took away

machines removed from the building.

of at least 36 continuous months. But

benefits, ignored or delayed mainte-

The landlords had the tenants’ car

if a landlord recovers possession of a

nance requests and upkeep issues,

towed so that they could park in the

rental unit in violation of Ordinance, the

NOVEMBER 2021 | SF APARTMENT MAGAZINE

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415.596.0659

Senior Broker Associate

Real Estate Professional

SF APARTMENT MAGAZINE | NOVEMBER 2021

tenant may institute a suit for money dam-

in actual damages, but since there were

case and not by reference to wrong-doing

ages of not less than three times the actual

three defendants, the total was $588,000 for

in unrelated matters. In other words, just

damages plus attorney fees.

each tenant. Of the $196,000 in actual dam-

because the defendants may be bad people

ages, $151,000 was for lost rental value and

doesn’t prove they violated the law in a

$45,000 was for emotional damages.

particular case.

harassing tenants. A tenant who has been

The tenants’ expert had calculated the

The trial judge ruled that evidence goes to

unlawfully harassed by his or her land-

rent differential to be $1,252,000 after

establish intent and bad faith or reckless-

lord may institute a civil proceeding for

twenty years, discounted to a present value

ness, not necessarily pattern and practice,

actual damages and damages for emotional

of $920,779. Had the jury accepted this

but is specifically permitted by the rules of

or mental distress—all of which may be

expert’s calculation, the jury could have

evidence about the intent of a particular

trebled, plus attorney fees.

awarded each tenant $2,762,337 against

defendant and is fair game. The jury was al-

The second violation was of a provision of the Ordinance barring landlords from

the three defendants solely for lost rental

lowed to hear the evidence of the landlord’s

The jury awarded the tenants actual dam-

value. After trebling, the judgment would

bad character at other properties.

ages, which were trebled to $3,528,000.

have exceeded $8,287,011. And this doesn’t

The trial judge then ruled that the damages

include damages for emotional distress and

On appeal, the court said that the land-

were excessive and reduced the tenants’

attorney’s fees!

lord’s state of mind is relevant in a wrongful eviction action. The jury was properly

recovery to $2.7 million. After trial, the tenants’ attorneys were awarded $910,752 in

You get the idea. Where a landlord inten-

instructed that to find that the landlord

legal fees, plus costs for their efforts. Both

tionally breaks the law and the tenants

wrongfully evicted the tenants under the

the landlord and tenant filed appeals.

suffer actual damages, an adverse judgment

owner move-in provision, jurors had to con-

can far exceed the value of the property

clude that the landlord recovered posses-

that the tenant was forced to vacate.

sion of the unit in bad faith or with ulterior

This case is significant for two important

reasons or without honest intent.

reasons: the dollar amount of the judgment was large, and the courts allowed

The Court of Appeal rejected the landords’

significant character evidence concerning

argument that the amount of the judgment

The Court of Appeal explained that the trial

the landlords’ conduct at other properties

was excessive, saying that rent differentials

court admitted testimony of bad conduct

they owned.

are actual damages—and even though the

at other properties owned by the landlord

actual damages were trebled, the trial court

to show intent and bad faith under the Rent

Large Judgment

reduced the amount of the judgment to

Ordinance. The trial court’s ruling is sub-

The jury verdict of $3,528,00 exceeded

avoid a constitutionally excessive award.

ject to the deferential abuse-of-discretion

the purchase price paid by the landlords—

standard. The evidence showed a pattern

about three years before the trial—by

Character Evidence Permitted

of similar harassment against tenants. The

more than $1 million. Even after the judge

This case is also important because the trial

landlords hardly developed an argument

reduced the amount of the judgment—the

judge allowed evidence of the landlord’s

over the admission, let alone the demon-

damages awarded to the tenants were more

conduct at her other properties to be intro-

strated error.

than the purchase price of the property!

duced to the jury. On appeal, the landlord argued that it was prejudicial error to allow

The bulk of the damages awarded in this

various witnesses to testify about the land-

case were based on the rent difference

lord’s character.

The information contained in this column is general in nature. Consult the advice of an attorney for any specific problem. Clifford E. Fried is with Fried & Williams, LLP and can be contacted at 415-421-0100.

between what the tenants paid in their new rental and the rent they paid at the prem-

At trial, the landlord argued that witnesses

ises they were evicted from. The tenants’

should be prohibited from testifying about

expert opined on how much the tenants

the landlord’s reputation, general behavior,

suffered by losing their tenancy in a unit

conduct, and character. He stated that the

subject to rent control and having to find a

tenants should not be permitted to taint

similar replacement unit at a much higher

the landlord’s reputation by introducing

rent. The tenants’ expert also opined that

or proffering evidence of her conduct and

the tenants would have remained in their

character in prior, unrelated, historic deal-

rent-controlled unit for another 21 years.

ings and events.

The jury awarded $588,000 to each of the

This so-called character evidence can be

two tenants in damages, which, after man-

dangerous if heard by the jury. Tradition-

datory trebling, totaled $3,528,000. The jury

ally, the law wants the plaintiffs to prove

decided that each tenant suffered $196,000

their case with facts relating only to their

NOVEMBER 2021 | SF APARTMENT MAGAZINE

Be On Your A Game.

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1077 Ashbury Street 11 Units | 8,657 SF

1775 Pacific Ave 2 Units | 2,762 SF

1900 Page Street 9 Units | 9,827 SF

475 Chestnut Street 7 Units | 6,613 SF

300 Douglass St 5 Units | 2,894 SF

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Mirella Webb

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415.225.8658 mark.bonn@compass.com lic.: 01008844

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Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All materials presented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any descriptions. This is not intended to solicit property already listed.

SF APARTMENT MAGAZINE | NOVEMBER 2021

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COLUMN

RENT BOARD REDUX

Room for No More w r i t t e n b y T H E S A N F R A NC I S C O R E N T B OA R D

Unfair master tenants face consequences with back rent.

100 Block of 14th Street The subtenant told the Board that the claim for disproportional share of rent was fully rejected and the claim for decreased housing services was partially rejected, and that there continue to be

Editor’s Note: The following San Fran-

subtenant’s claim that he was excluded

cisco Rent Board cases are real, though

from the living room for the entire

they have been edited for space and

tenancy was not supported by substan-

The subtenant’s petition alleging a

clarity. They have been selected to high-

tial evidence. She requested that the

disproportional share of rent and de-

light some of the more interesting cases

decision be reversed, and the revision

creased housing services was partially

that the Board reviewed at its recent

to the rent should be from March 2021

granted. The ALJ found the master ten-

commission meetings. For full Rent

forward, or that the case be remanded

ant liable to the subtenant in the amount

Board agendas and minutes, please

for further testimony.

of $129.00 for an inadequate and unsafe

further developments.

electrical system from February 2, 2020

visit sfrb.org. The attorney for the subtenant said

through June 12, 2020.

1200 Block of Fell Street

that the master tenant admitted to tak-

A subtenant said that when he lived

ing things out of the living room that

The ALJ denied all of the subten-

at the property, he was subjected to

belonged to the subtenant. The master

ant’s other decreased housing service

harassment. He noted a police incident,

tenant did this shortly after the subten-

claims, including for loss of closet;

and that the master tenant had filed an

ant moved in; subsequently, the master

loss of landing storage; loss of kitchen

unlawful detainer. The main argument,

tenant started using the space as his

common area space; loss of motorcycle

though, was whether the master tenant

workspace. The attorney said that there

parking in the subject courtyard; inad-

had exclusive use of the living room.

is substantial evidence that the master

equate and leaking plumbing; hazard-

At the hearing, the subtenant said, the

tenant wanted the subtenant out of the

ous and spongy floorboard; loss of

master tenant said he had exclusive use

living room, which he wished to exclu-

quiet enjoyment; inadequate heat; lack

of the living room, but the testimony has

sively for his office.

of weatherstripping; lack of window screens; inadequate mailbox access

now changed. The subtenant asked for the appeal to be denied.

The subtenant’s petition alleging a dis-

(no key); and a broken bathroom shelf

proportional share of rent was granted.

and mirror. The ALJ denied the subten-

The attorney representing the master

The ALJ determined that the subtenant

ant’s claim alleging a disproportional

tenant told the Board that the master

petitioner’s proportional share of the to-

share of rent. On appeal, the subtenant

tenant’s testimony had not changed. The

tal rent was $808.40 from November 24,

contends that the ALJ was biased, that

attorney said that at the beginning of the

2019 through December 31, 2019, and

the decision contained factual inaccura-

tenancy, the living room was open and

$833.88 from January 1, 2020 through

cies, and that the master tenant did not

accessible to the subtenant, but the mas-

June 30, 2021, and determined that the

submit clear evidence.

ter tenant also used the living room as

master tenant was liable to the subten-

an office. The attorney said that the sub-

ant for rent overpayments in the amount

The subtenant told the Board that the

tenant chose not to use the living room,

of $3,443.41.

case was mischaracterized, and that the main basis was that evidence was

and that he only used his bedroom, the kitchen, and his bathroom.

The master tenant appealed, contending

not heard because there are some new

that there was insufficient evidence to

developments. The subtenant said that

In March 2021, the attorney said, the

support the ALJ’s decision that the sub-

things that were specifically called

master tenant became fearful due to

tenant was denied access to the living

for by the ALJ, such as inspections,

the subtenant’s restraining order, and

room for the entire subtenancy.

were things the ALJ generally barred

that is when he began locking the living room door. She said that the

NOVEMBER 2021 | SF APARTMENT MAGAZINE

Decision: MSC: To deny the appeal (5-0).

Rent Board Redux… continued on page 54

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| NOVEMBER 2021

Mission Bay 2.0

Wr i t t e n b y E M I LY L A N DE S

NOVEMBER 2021 | SF APARTMENT MAGAZINE

A shot from inside b8ta, a retail shop on 3rd Street in Mission Bay. Photo Credit: David Jones, Unsplash.

SF APARTMENT MAGAZINE | NOVEMBER 2021

A popular gathering place is Spark Social, a 16,000-square-foot food truck park that opened on a former vacant lot on Mission Bay Boulevard in 2016. It has a rotating list of food trucks, a beer and sangria garden, a sports field, smores fire pits, and a double-decker bus that can be rented out for private parties.

generation ago, it would have

seemed impossible for Mission Bay to be one of the most popular neighborhoods in the city, teeming with modern high-rises, a first-class arena, and waterfront green spaces. But after over 20 years of redevelopment, the long-neglected area between 280 and the Bay has finally come into its own. For many years, the 303-acre redevelopment zone was the site of the Southern Pacific railyard. But once the railyard shut down in the early 1980s, the area was largely abandoned, aside from a few warehouses and industrial sites.

This Page: Various shots of Spark Social—a food truck park, beer and sangria garden, and event space— and Park Lab Gardens, which hosts the City’s first and only outdoor minigolf course. Right: An exterior shot of the Edwin M. Lee Apartments, an affordable housing community with a total of 118 permanently affordable apartments. Photo credit: Bruce Damonte

It took until 1997 for the first seeds to be planted for what we now think of as modern-day Mission Bay. That’s when Catellus Development Corporation, the real estate arm of Southern Pacific after its merger with another railroad, donated 30 acres of its Mission Bay holdings to UCSF to build a new campus. A year later, the San Francisco Board of Supervisors voted unanimously to donate an additional 13 acres to the campus. In 1999, the decades-spanning UCSF project broke ground. In conjunction with the 43-acre cuttingedge campus, the city also launched a larger redevelopment project designed to bring in over 6,000 housing units (of which

NOVEMBER 2021 | SF APARTMENT MAGAZINE

The neighborhood has undergone an amazing transformation from industrial wasteland to modern high-rise hot spot.

SF APARTMENT MAGAZINE | NOVEMBER 2021

about 30 percent would be affordable for moderate-, low- and very low-income households); 4.4 million square feet of commercial space; 41 acres of new public space, plus 8 acres of open space within the UCSF campus; a hotel; and a new public school, library, and other community facilities. “Known as the Mission Bay Project, it is the largest urban development initiated by San Francisco since the construction of Golden Gate Park,” according to the website for Mission Bay Parks, a subsidiary of the City’s Office of Community Investment and Infrastructure (OCII). The total plan was scheduled to take about 30 years, and exceed $4 billion, including about $700 million in public infrastructure upgrades, according to OCII, which is the successor to the city’s former Redevelopment Agency. Over the years there have been numerous building and economic cycles, from the dot-com boom and bust of the early 2000s to the financial and housing crises later that decade. But OCII Interim Executive Director Sally Oerth said that, after many stops and starts, she just recently began to feel that the area was getting close to reaching its potential. “When you start with a blank slate like it was back in the day as a former railyard, it can take a while for that rhythm of neighborhood life to happen,” she said. “So, it’s been really gratifying to see Mission Bay feel like a neighborhood.”

If You Build It, They Will Come It may have taken two decades, but by 2017, the city was well on its way to seeing its Mission Bay redevelopment plan through. At that time, over 5,000 housing units, including 848 affordable units, had been constructed in the redevelopment zone, according to OCII data, with almost 1,000 more under construction or entitled. Nearly 2 million square feet of commercial, office,

NOVEMBER 2021 | SF APARTMENT MAGAZINE

An aerial view of Mission Bay Canal on Channel Street in San Francisco. City skyline and Oracle Park in the background.

SF APARTMENT MAGAZINE | NOVEMBER 2021

Top: Chase Center, the home of the Golden Gate Warriors. Bottom Left: An aerial view of the houseboats on Channel Street. Bottom Right: UCSF medical center.

NOVEMBER 2021 | SF APARTMENT MAGAZINE

residents in the quickly developing area voiced concerns about additional traffic near the arena, their objections ultimately failed to stop the construction. It opened to great fanfare in the fall of 2019 with a concert from Metallica and the San Francisco Symphony. Many of the crowds expected to arrive for sports and music events in 2020 were delayed by the pandemic, of course. But Oerth hopes Chase Center, with its expansive plaza, and surrounding retail and restaurants, will soon be a community benefit for more than just those with tickets in hand. “As the world is able to gather once again, that plaza is a beautiful space,” she said. “There are a lot of community gathering spaces in Mission Bay that I hope people are about to take advantage of.” One popular gathering place is Spark Social, a 16,000-square-foot food truck park that opened on a former vacant lot on Mission Bay Boulevard in 2016. It has a rotating list of food trucks, a beer and sangria garden, a sports field, smores fire pits, and a double-decker bus that can be rented out for private parties. In the long-term redevelopment plan, the area is slated to be turned into a public open space. But in the meantime, Spark

Oerth hopes Chase Center, with its expansive plaza, and surrounding retail and restaurants, will soon be a community benefit for more than just those with tickets in hand.

Social has been such a success that in 2018 its operator, Parklab, opened Stagecoach Greens across the street. The minigolf course uses California and San Francisco history as the inspiration for its 18-hole outdoor course, and also has its own food options and bar. Breweries, in particular, seem to be thriving in the former industrial neigh-

clinical and biotechnology lab space had

traditional playground and “natural play

borhood, with everything from New

been built, with another 2.5 million square

zone,” a fenced-in dog park with a gravel

Belgium’s first full-service restaurant to

feet under construction, planned or pro-

play area, and a tree-lined esplanade along

local beer and whiskey maker Seven Stills

posed. The majority of the UCSF campus

Mission Creek, complete with a kayak

opening in recent years. In addition to

had been developed, including seven

launch and ten acres of grassy lawns.

long-time favorites like The Ramp and Mission Rock Resort, newer restaurants

research buildings, a campus community center, and a university housing develop-

That same year, construction also be-

like ATwater Tavern utilize sunny, water-

ment. More than 19 acres of new non-

gan for another neighborhood-defining

front locations just a few minutes’ walk

UCSF parks and open space had also been

feature: Chase Center, the new home of

from Chase Center to bring in seafood

completed, including a kids’ park with a

the Golden Gate Warriors. Though some

and sports lovers alike. SF APARTMENT MAGAZINE | NOVEMBER 2021

PENDING

SOLD

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

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

SOLD

FOR SALE

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

Marina District | 9 Units | $4,400,000 In association with Gino Franco

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

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NOVEMBER 2021 | SF APARTMENT MAGAZINE

www.MarcusMillichap.com

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

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Marina District | 12 Units | $5,950,000

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In association with Nick Bonn

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www.MarcusMillichap.com

SF APARTMENT MAGAZINE | NOVEMBER 2021

Edwin M. Lee Apartments, an affordable housing community that houses a total of 118 permanently affordable apartments. Photo credit: Bruce Damonte

A True Mixed-Income Community

two-bedroom, two-bath is available for a

Given that those market-rate rents are still

The new amenities have attracted many

little over $4,000.

out of reach for many in San Francisco, affordable housing has always been an

residents to the area. In 2020, the neighborhood had over 17,000 residents, ac-

Though the neighborhood was hit hard by

important part of the redevelopment plan,

cording to U.S. Census data, a nearly 92

apartment vacancies during the pandemic,

said Oerth. In fact, 29 percent of homes

percent increase from 2010. That increase

in the second quarter of 2021, Mission Bay

built in the area are set aside for a mix of

is the biggest of any neighborhood in the

had one of the biggest rent spikes in the

affordable housing projects targeting every-

city during that period.

city, according to an ABC7 report analyzing

one from low-income families to seniors in

MLS rental listings.

need of on-site supportive services.

given that there was a 77 percent rise

Zumper data shows that demand for

“It’s definitely been a goal for a very long

in the number of housing units during

studios are particularly high, with a cur-

time to create a true mixed-income commu-

the same period. Most of these units

rent median rent of just under $3,300—43

nity,” she said.

have been added via large condo and

percent higher than for this unit type one

apartment developments that provide

year ago. Other sizes are also seeing a

One of the latest affordable additions is a

a mix of mid-rise and high-rise build-

comeback, though not for quite as much.

$78-million, 5-story development, funded

ings with common amenities and, often,

In July of 2019, one-bedrooms were rent-

in part by OCII, and created as a joint

water views. Mission Bay by Windsor,

ing for an average of just under $5,000 a

venture of Swords to Ploughshares and

for example, has one- to three-bedroom

month, according to the apartment listing

Chinatown Community Development

units overlooking Mission Creek. There

site. That figure was at just under $3,700

Center to house homeless veterans and low-

is a gym on-site, as well as bike storage

in September 2021. Two bedrooms were

income families. Dubbed the Edwin M. Lee

and a common outdoor terrace with

renting for closer to $6,000 pre-pandemic,

apartments, Oerth said that the 118-unit

grills. One bedrooms start just under

according to the listing site, but are closer

$3,000 a month, while a recently listed

to $5,000 on average now.

The dramatic increase makes sense

NOVEMBER 2021 | SF APARTMENT MAGAZINE

On a Mission… continued on page 50

SF APARTMENT MAGAZINE | NOVEMBER 2021

Corridors of Power

w r i t t e n b y S TAC E Y R E I N E C C I U S

NOVEMBER 2021 | SF APARTMENT MAGAZINE

Caption TK

Electric vehicles are here to stay. Read on for best practices for installing EV charging stations in your building.

SF APARTMENT MAGAZINE | NOVEMBER 2021

A Tesla destination charging station.

People are taking to electric vehicles much faster than many had

State but the country. By keeping the fuel (electric fuel in this

predicted. And it’s really no surprise. EVs are exceeding expecta-

case) local, we not only save money, but we also shift that spend-

tions and receiving high marks for performance, comfort, and

ing to boost our local economy.

features. In fact, EVs deliver a performance equal to much more expensive traditional cars, but with low maintenance requirements,

A recent study from the Governor’s office showed that by reducing

high efficiency, and low overall cost of ownership. And so, auto-

gasoline/diesel consumption by 50% in California, we’d boost the

makers have responded with dozens of new EV models, and mak-

California economy by approximately $51 billion per year, with no

ers such as GM, Ford, Mercedes, BMW, and Volvo (among others)

tax increases, while also saving drivers money. Currently, regula-

have committed to electrifying 100% of their vehicles.

tions are in place to meet a requirement of 100% of new vehicle sales being Zero Emission by 2035. EV support is rapidly becoming

EVs Just Make Sense

a must-have amenity that can increase your building’s equity, lower

EVs make better economic sense not just for the driver but also for

costs for drivers, and aid in reducing pollution and climate change.

the property owner and the community. Gasoline and diesel are extractive products that extract from the ground and then extract

If you have a commercial multi-family property, then there is poten-

money from the community in which they are sold, with little to no

tial to convert the current fuel savings to new rental income for

ability for the driver to control the cost of their fuel. Electricity to

your property. This can be between $135 to $270 per month per

power EVs, however, is generated locally, which means a big boost

vehicle, depending on the vehicle.

to the local economy.

Increased Property Values

According to the Energy Information Administration (EIA), 81%

EVs boost local revenues without tax increases, which aligns with

of every dollar we spend on gasoline leaves the local commu-

increased property values. This boost to the local economy also

nity—and the majority of that percentage leaves not only the

means that cities and counties will see an average of $350 per

NOVEMBER 2021 | SF APARTMENT MAGAZINE

A Tesla Supercharger, a 480-volt direct current fast-charging technology for Tesla all-electric vehicles. Photo courtesy of Tesla, Inc.

vehicle per year in new revenues earmarked for public safety,

non-tenants, you’ll not only gain revenue from neighbors look-

health, and infrastructure without increases in taxes. This does

ing for convenient charging, but you’ll also be eligible for rebates.

not come from an increase in fees but rather the spending of sav-

(For more information on rebates for offering shared access to

ings from using electricity purchased via the property versus at a

electronic charging stations, see the sidebar on page 36.)

gas station.

EV Charging Station Installation FAQs

How much should I invest in EV charging stations? Let’s look at an example. For a five-plus-unit building, calculate

San Francisco renal property owners who are considering install-

the new annual income from EV charging (anywhere from $135

ing EV charging stations should considering the following:

to $270 per month per vehicle) and divide that number by your

How do I benefit by providing EV charging stations?

cap rate. This will give you an idea of an appropriate investment. For example: ten vehicles at $150 per month would bring in

Property owners and managers will see gains by installing EV

$18,000 per year with an average cap rate of 5%, totaling $90,000

charging stations. EV charging stations are popular now, but

in new equity potential from this optional amenity.

they are becoming an increasingly necessary, even vital, amenity. Installing them will make your property more desirable,

Are there regulations I need to be aware of as an owner?

convenient, and, if the right approach is taken, increase your

Yes. Building on the current California Building Code now in

net operating income while reducing your tenants’ net out-of-

effect, San Francisco requires all new property or major retrofits

pocket expenses.

to equip their parking stalls with the necessary electrical capacity and conduit runs to charge vehicles, and to dedicate at least

EV charging is a “sticky” amenity, in that if your building is an

10% of their roof space to either solar or green roof. The number

early-charging-adopter, it becomes even more attractive. If you

of stalls must be equal to or greater than the current California

can set up your charging stations so that they can be shared with

Air Resources Board (CARB) zero emissions vehicle (ZEV) sales SF APARTMENT MAGAZINE | NOVEMBER 2021

floor. This floor is increasing every model

Dedicated access raises the amount of

year and is expected to reach 100% by

electrical capacity required and requires

2035 with the latest Governor’s order:

a single charging stall per vehicle. Shared

Model Year • 2018

• 2019 • 2020

• 2021 • 2022

• 2023

• 2024 • 2025

• 2035

ZEV Requirement 4.5% 7%

9.5% 12%

equipment uses less total electrical capacity, needs minimal construction work (comparatively), and has a greater potential for higher revenue. Shared EV charging takes up less space and is less of a net investment, but it does require additional management

14.5%

or technology for management.

19.5%

Dedicated chargers risk being unused over

17%

22%

100%

time while shared systems remain in use. Equipment: There are two major catego-

Tenants also have the legal right to install

ries of EV charging: direct current (DC)

an EV charger for personal use in an

and alternating current (AC). Each of these

assigned parking space, provided they

has a different capacity. DC, while being

cover the costs of the charger and electri-

faster (higher amperage), services only

cal connection.

a fraction of the vehicles being sold. DC should be considered only if you have a

Are EVs a Fire Risk?

very specific need.

EVs are extensively tested by auto manu-

ELECTRIC VEHICLE SUBSIDIES AND REBATES New car buyers get a $7,500 federal tax credit (pending the new federal infrastructure bills, this may increase to $12,500), and an up to $1,500 cash incentive from the State of California for purchasing a zero-emission plug-in vehicle. PG&E also offers drivers who have a meter in their name a $500 onetime rebate. The Bay Area Air Quality Management District offers up to $6,000 in rebates if you install solar and EV charging and make them shared access. The Alternative Fuel Infrastructure Credit may or may not be available with the new Infrastructure bills, but it is expected to be reinstated. The 100% depreciation in one year is applicable.

facturers under government supervision

AC charging uses a standard called J1772,

and have a much better safety record

which is universal but can be rated at vary-

than gasoline cars on all measures. After

ing amperage from 12 amps to 80 amps.

all, an internal combustion car is literally

Today, the average vehicle charges at a

hauling around gallons and gallons of

little over 30 amps, but the rate of charge

flammable liquids. A recent recall on the

is increasing steadily as new vehicles with

Chevy Bolt for a battery issue has gotten

larger batteries arrive on market. Generally,

some news coverage and is being cor-

an AC J1772 charger with as high an amper-

rected by the manufacturer and is unre-

age as possible is preferred for minimal

lated to EV chargers.

hassle over time.

That said, it is always good to assure a

Let’s take a look at the most popular cars.

clean space for the vehicles, proper sizing

Tesla Model 3 charges at 48 amps; Chevy

baaqmd.gov

of conductors and equipment, and to have

Bolt charges at 32 amps; Nissan Leaf (2018)

afdc.energy.gov

the charger equipment is installed by a

charges at 40 amps. Not too long ago, the

licensed contractor in good standing.

maximum available was 30 amps.

How to Best Set Up EV Charging Stations

Parking & Installation Requirements:

Electrical requirements: EV charging

Whether you decide to offer private or

takes electricity, and faster charges take

There are several options to consider

shared charging access will impact your

higher capacity. Apartment buildings,

when installing EV charging stations. If

parking requirements. If you have an open,

especially in San Francisco, tend to have

you have parking in your building, then

ungated lot, things will be pretty simple.

older infrastructure, meaning they have

you need to decide if you want to own the

Interior garages and single-car garages re-

more modest electric services. This is also

equipment and maintain it or if you want

quire means of access control. Factor this in

compounded by utility practices on under-

to contract that out. Key factors include:

when you choose which charging method

sizing wiring, where the rated capacity of

you want to go with. Some network opera-

your building’s electric service is greater

Shared vs dedicated spaces: A key initial

tors incorporate door and access control,

than the wire capacity the utility actu-

decision is whether you want to support

while most equipment vendors leave that

ally delivers. So, having a knowledgeable

shared access for charging (i.e. several

up to the ownership to manage. Automated

contractor conduct a careful pre-survey,

drivers can use the same stall) or provide

access control is a must if you are going to

datalogging the whole building’s usage

dedicated chargers for tenants.

provide a shared charger.

and use of EV and utilities, is a must.

NOVEMBER 2021 | SF APARTMENT MAGAZINE

For more information on these rebates and incentives, visit: fueleconomy.gov cleanvehiclerebate.org

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

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

SF APARTMENT MAGAZINE | NOVEMBER 2021

BELOW IS A SIDE-BY-SIDE COMPARISON OF CAPACITY AND COSTS OF ELECTRIC VEHICLE SUPPLY EQUIPMENT L1: 110V

L2: 240

Outlets

10 at $550 each

1 at $550 each

Conduit

10 at $700 each

Service amps

10 x 12 = 120 amps

1 / 50 amps**

Stalls

Signage

10 at $100 each

1 at $100 each

kWh/day

~144 kWh

EVSE

Included

$3,000 VEHICLES

Enabled

21+

Cost estimate

$13,500

$14,350

$/vehicle

>$1350

<$684

10x L1 vs 1x 50 amp L2 for same kWh and vehicles serviceable based on average daily need **No utility upgrade likely on 50 amps

After surveying dozens of buildings in San Francisco, we have

install ten chargers and a new dedicated electric service, but this

found that approximately 45% to 50% of the main breaker capacity

requires a long-term easement, and if they choose to turn off the

is typically available without an upgrade. But this gets diminished

chargers, they will bill the property for the equipment and addi-

if other upgrades and retrofits are planned.

tional electrical service. PG&E also requires that the ten stalls to be dedicated to EVs only.

110V outlets vs an EV charger: (See chart above.) One idea sometimes mentioned, which we do not recommend, is the use of

In all cases, a local internet connection and long-term agree-

a 110V outlet (and new outlets) in every parking stall. While this

ment will be required by any network. Selecting a vendor with

may seem attractive at first, due to its apparent simplicity, the very

a business model designed for multi-family is a key factor in

slow rate of charge on 110V (approximately four miles of range per

getting your best return.

hour) versus the size of batteries (300 miles) is unsatisfactory to most people. Additionally, you’ll need 20 amps of capacity per stall,

In Summary

which can rapidly add up and trigger a utility service upgrade.

Demand for plug-in electric vehicles and plug-in hybrids (gas or hydrogen) is growing quickly because of the natural market pull

Pricing, Costs, and Vendors: Equipment costs range from $1,500

for a superior and cost-effective product, and is also due to state

to $14,000 per charger, depending on its capabilities, but this does

and federal policies and incentives. As most people want to charge

not include electrical capacity survey or upgrades that often have

at or near their home, there is a multi-billion-dollar opportunity for

to be custom quoted. Some networks, such as Powertree Services

multi-family property owners to supply or participate in supplying

(electrictrees.com), will sell systems, provide the service, and pro-

that electric fuel.

vide a minimum monthly payment guarantee to the owner, while others, such as Chargepoint (chargepoint.com), will sell equipment without a performance guarantee and then charge a monthly fee for participating in the network. Tesla offers a proprietary charger, but does not cover the electrical costs or allow for non-Tesla vehicles to charge. If you have a large parking facility with an open lot, PG&E also offers to

NOVEMBER 2021 | SF APARTMENT MAGAZINE

Stacey Reineccius is a veteran, attended UC Berkeley, and holds six granted utility patents in EV charging and energy storage. He is a multi-family building owner and the founder of two public companies and two energy storage companies. He is founder and CEO of Powertree Services Inc. (www.electrictrees.com). He has been a San Francisco resident since 1963.

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SF APARTMENT MAGAZINE | NOVEMBER 2021

Mission Possible written by

M I S S IO N HOU S I NG DE V E L OPM E N T C OR P OR AT IO N

Mission Housing Development Corporation is in its golden era. For 50 years, Mission Housing Development Corporation (MHDC) has led the development of affordable housing. The organization is now on the heels of successfully accomplishing an aggressive and comprehensive five-year plan. Beginning in July of 2013, the organization embarked upon a strategic planning process to help meet the needs and challenges of the Mission District and San Francisco residents in an era of critical housing challenges: changing demographics, gentrification, and a lack of truly affordable housing. This strategic plan represented the disciplined work of the Strategic Planning Committee of the Board of Directors led by then Board President Pete Gallegos and Executive Director Sam Moss. Building Alliances Coaching facilitated the three retreat workshops held over the course of two years that resulted in a renewed mission, values, vision, and guiding principles for Mission Housing. Short-term goals were set to help in fulfilling the commitment to affordable housing in the Mission District and in San Francisco. Let’s explore how successful Mission Housing was in accomplishing the five bold steps laid out in their strategic plan.

Step One: Enhance Staff and Board “By 2017, Mission Housing will expand the Board of Directors with expert, talented people who can provide the tools, training, and resources needed to guide and engage staff and residents. New staff hires must be the “right fit” for the organization and embrace the Mission Housing vision and mission. These steps will contribute to Mission Housing being recognized as a leading affordable housing organization in the United States.” In the five years since the Strategic Plan was released, Mission Housing’s Board of Directors has continued to guide the vision for the organization. It’s this leadership that has contributed greatly to the success of MHDC — including the construction of close to 1,000 new units of affordable housing. Mission Housing’s Board now stands at six people strong, diversified for better representation of the Mission District community.

NOVEMBER 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | NOVEMBER 2021

Step Two: Shore Up Finances and Leverage

And lastly, during this five-year stretch,

of the teams responsible for 100 percent

Mission Housing expanded its roster of

affordable housing at 490 South Van Ness

“Mission Housing Development Corpora-

community partners to further enhance its

(Avanza 490) and the Balboa Park Up-

tion will maximize financial capacity by

resident services programming. To date,

per Yard. MHDC is also part of the team

being ready for opportunities to grow,

Mission Housing partners with over fifty

bringing 500 units of affordable housing

and focusing on building economic stabil-

organizations to provide critical, life-en-

to the Balboa Reservoir—a development

ity so sustainability can flourish. Mission

hancing support to residents.

that had failed to win permission by the

Housing will focus on three key areas: investment policy, project development, and sponsorship.”

San Francisco Planning Commission four

Step Four: Develop and Preserve New and Existing Housing

times previously.

“Mission Housing is identifying sites al-

For 50 years, Mission Housing Develop-

In the first years since the release of the

ready in the San Francisco Mayor’s Office

ment Corporation has developed and

Strategic Plan, Mission Housing’s finances

of Housing/SF City housing supply that are

preserved high-quality, well-managed,

have never been stronger. The core of this

candidates for development. One-hundred

affordable, sustainable homes and com-

strength lies in their creativity to maximize

Mission Housing units have already been

munities that promote the self-sufficiency

opportunity in the project development

rehabbed, developed and preserved, with

of low- and moderate-income families,

sector, and a heightened emphasis on high

a goal of 1,000 done by 2025. Efficiencies

seniors, and persons with diverse needs.

impact investing in resident services for

with water and energy resources have been

Through the successful execution of its

their more than 3,300 tenants.

identified and implemented throughout

strategic plan, MHDC is entering its golden

Mission Housing’s portfolio.”

era as the premier affordable housing de-

Step Three: Re-establish Relationships and Partnerships with Peers

veloper not just in San Francisco’s Mission Mission Housing golden anniversary ushered in an era of great development. In

“Integrity when communicating with

2015 and 2016, Mission Housing secured

partners and peers is key to the continued

the rights to build more than 1,000 units

success of Mission Housing Development

of affordable housing in San Francisco. Of

Corporation. The renewed relationship

those, 230 have been completed with the

with the San Francisco Mayor’s Office of

others in the construction and entitlement

Housing, and with the affordable housing

processes. Additionally, Mission Housing

development community at large, facili-

will usher in a new era for affordable, ac-

tated Mission Housing being selected to

cessory dwelling units in San Francisco.

the partnership developing 1950 Mission, a new mixed-use housing complex. The rela-

While new developments tend to get all

tionship with Caritas Property Management

the news headlines, Mission Housing con-

—Mission Housing’s for-profit property

tinues its march to rehabilitate 1,000 apart-

management subsidiary—is reinvigorated

ments by 2025 with 40 percent of that goal

and constantly nurtured via regular meet-

still remaining.

ings, clearly outlined communication channels, and well-defined processes.”

Step Five: Explore and Seize New Opportunities

This is arguably Mission Housing’s great-

New opportunities have been realized via

est success resulting from its strategic

the “re-engagement of Foundation Capac-

plan. On the development front, Mission

ity funding, and the selection of Mission

Housing’s partnerships have led to the

Housing by the San Francisco Mayor’s

construction of nearly 1,000 new units of

Office of Housing to lead the public/

affordable housing, created in conjunc-

private team developing 1950 Mission, a

tion with some of the most respected

mixed-use complex that will bridge af-

names in the industry.

fordable housing and entrepreneurship with live-work spaces, artist studios, and

MHDC’s further exploration of their

gallery spaces.”

property management practices has led to partnerships with other highly respected

Mission Housing’s selection to be a part

property management organizations who

of the team at 1950 Mission Street—now

specialize in providing world-class services

known as La Fénix at 1950—was just the

to residents.

beginning. Mission Housing is now a part

NOVEMBER 2021 | SF APARTMENT MAGAZINE

District, but the entire city as well. Mission Housing Development Corporation is a nonprofit, community-based organization that creates and preserves high-quality affordable housing for residents of low and moderate incomes in the Mission District and San Francisco. For more information, visit missionhousing.org or call 415-864-6432.

Legal Questions

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

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SF APARTMENT MAGAZINE | NOVEMBER 2021

COLUMN

LEGAL Q&A

No Time to Choose w r i t t e n b y VA R IOU S AU T HOR S

Applicants should be declined only if there is an obvious inability to pay rent each month. Q. A tenant attorney submitted denying housing to a person over 40

an application to rent a vacant unit in my building, but I would rather not rent to a tenant attorney. Is there a way to lawfully deny her application?

A. This is one of those questions

take into consideration the portion of rent that may be paid by way of private or public aid. In other words, if the monthly rent is $4,000 per month, and Section 8 is committed to paying $3,800 of that amount, then the ap-

who has a disability and will pay rent

plicant does not need excellent credit

with third party assistance. Understand-

to become your tenant, and neither is

ably, she might feel suspicious and could

this same applicant required to dem-

potentially decide to pursue discrimina-

onstrate an independent ability to pay

tion claims against you.

the full rent since a third-party agency is subsidizing 95% of it.

The better approach is to abandon any

where the technical answer is “Yes,

criteria that can land you in hot water.

Eviction history is also a bit tricky. If

you may deny the applicant because

This means that any applicant ought to

the applicant does report past adverse

attorneys are not a protected class.”

be evaluated only based upon the fol-

legal actions, dig deeper to ascertain if

And given the inherent nature of many

lowing benchmarks: (1) ability to pay

there was truly undesirable behavior or,

lawyers to create and exacerbate prob-

rent; (2) low credit score; (3) eviction

conversely, that this person was not a de-

lems, it is entirely understandable why a

history; and (4) failure to complete the

faulting party or otherwise to blame for

housing provider would not want to be

rental application. However, these evalu-

the prior tenancy’s termination.

inviting toward this group.

ation matrices are not so cut-and-dried.

That said, the reality is you should not

The ability to pay rent requisite is

viction may still be used as a basis for

deny the applicant simply because she

complicated by the fact that we may

denial absent local legislation prohib-

is an attorney. Why? Because she may

not discriminate based upon source of

iting this practice, this author advises

also be a member of a “protected class”

income. If someone receives govern-

against considering it. First, people who

and the denial could be misconstrued

ment or charitable benefits, that fund-

have served their time should be given

by her as unlawful housing discrimina-

ing must be given the same respect as

second chances. Secondly, in order to

tion. Remember, in California, a housing

revenue from a private or public sector

use this as a qualifier, you need to dem-

provider may never discriminate against

employer. Gone are the days when you

onstrate that past criminal activities will

any applicant based upon that appli-

may opt not to participate in Section 8

pose a threat to your property. Thus,

cant’s race, color, religion, sex (including

or other aid programs; to the contrary,

mere criminal history alone is not a suf-

gender, pregnancy, sexual orientation,

you must extend full cooperation to

ficient ground to shred the application.

and gender identity), marital status, age

public and private agencies that are

(persons over 40), disability, medical

assisting persons in need of housing.

So be very careful when rejecting

conditions, veteran’s status, source of

Also, remember that many folks have

someone. In general, an applicant may

income, and citizenship. Assume for

savings and family assistance, so do

be declined only if there is an obvious

a moment that the applicant attorney

not automatically assume that a person

inability to pay rent each month when

is 50 years old and has a disability that

who is not currently employed is un-

considering all sources of revenue,

provides her with a housing subsidy that

able to pay rent.

including savings, charitable aid, and

Lastly, while evidence of a criminal con-

public and private housing assis-

she will use to pay her monthly rent.

By saying no because of her status as a

Low credit score is likewise an elusive

tance programs. Otherwise, unless

member of the State Bar, you are also

standard. For starters, you should also

there is recent or current behavioral

NOVEMBER 2021 | SF APARTMENT MAGAZINE

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SLP_SFApt_Ad_0813_Shwiff_SFaptAd_0813 8/19/13 3:

impediments that would make renting

“necessary or agreed upon.” You cannot

overly risky, be inviting.

displace your tenant for substantial work,

EXPERTISE

■

INTEGRITY ■ SERVICE

■

VALUE

unless the work would make the unit —Dave Wasserman

Q. A contractor determined

my property needs abatement work for asbestos. A tenant is refusing, even though I offered to relocate them during the work. Can I move forward?

A. Often, even ordinary interactions

hazardous, unhealthy, and/or uninhabitable while work is in progress. And in that case, you’d need to formally terminate the tenancy—even evict, as necessary—and complete work within 90 days to avoid wrongful eviction liability. (One almost gets the sense our government exalts undisturbed tenant possession over tenant

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

safety… but I digress.)

with your tenants can take an emotion-

Likely, your tenant is concerned about

ally charged turn, and perhaps it’s worth

health and safety, and may not under-

mentioning why “asbestos” is a scary

stand why this work is necessary/urgent.

EXPERIENCED, RESPONSIVE REAL ESTATE ADVISORS ■ ■

word. Asbestos is a term applied to several

Introduce them to your asbestos-certified

fibrous minerals, which came to be used

contractor. Collaborate with them on the

commercially because of their insulative

implementation of containment protocols

ability and fire resistance. While their use

and perhaps even temporary substitute

■

has diminished over the years, they are still

housing, if you have any available (which

■

commonly used as insulation for piping

is more neighborly than an eviction notice

and boilers, as well as for a variety of other

with a per diem stipend). If that doesn’t

uses in older buildings. (And, of course, San

work, put down the magazine and call one

Francisco likes to maintain its aging hous-

of your SFAA attorneys to put the law to

ing stock, so this will be an ongoing issue.)

work for your goal of continuing to provide safe and sanitary housing for your tenant.

Exposure can occur when toxic “asbes—Justin A. Goodman

tos contaminated material” (ACM) is disturbed and inhaled, and long-term health effects include lung cancer. For this reason, specific rules and protocols exist for any work requiring disturbance or removal. Contractors must be specially

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman 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.

licensed, ACM must be contained, the site and workers must be cleaned, and the ACM must be properly disposed of. Among other problems, it is statutory tenant harassment if a San Francisco landlord fails to exercise due diligence in asbestos containment/remediation protocols. We’ll assume you’ve done all of this by the book. The next question is what remedies you have when the tenant still refuses access. While the law allows a landlord reasonable access to his tenant’s dwelling, it’s not enough that your contractor has determined this to be necessary. What is it necessary for? Are there alternatives? Can it be delayed? Do you really need access to the inside of their unit? Fundamentally, you cannot access the unit for minor repair work, unless it is

NOVEMBER 2021 | SF APARTMENT MAGAZINE

Mike Stack

Real Estate Advisor

Call or email me today for a free & private analysis of your property’s value. 415.580.9095

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Mayor’s Office of Housing and Community Development City and County of San Francisco London N. Breed

Mayor

Eric D. Shaw

Director

Dear Members of the San Francisco Apartment Association, The Mayor’s Office of Housing and Community Development (MOHCD) is committed to the production and preservation of affordable housing, advancing housing opportunity and stable neighborhoods, and participating in partnerships that enhance strong communities. MOHCD advances its mission through investments in projects and partnerships that facilitate the development of new affordable rental housing, and provide resources for low income residents to realize home ownership. The office strives to preserve and expand the City’s existing affordable housing stock in an effort to minimize displacement, and continues to prioritize the revitalization of former public housing through HOPE SF. MOHCD protects vulnerable residents from the legal and economic shocks that could impact their ability to remain housed through rental assistance, eviction prevention programs, and supportive and transitional housing. The Office also aims to empower communities through cultural district and capital improvement programs, as well as connecting residents to housing opportunities through the City’s affordable housing portal, DAHLIA, and more specifically to opportunities close to home through neighborhood preference and community-based housing counseling services. The Agency currently has over 3,400 new homes in active new affordable housing production and of those, over 1,100 are supportive housing units for families, adults, seniors, transitional-aged youth, and veterans. Finally, MOHCD maintains and monitors the more than 24,000 properties in office-assisted affordable housing portfolio to ensure the homes are high-quality, and meeting the needs of the residents. Earlier this summer the City launched a local rent relief program targeted at the most vulnerable households to ensure continued housing stability, completed the community grants process which resulted in MOHCD funding over 190 community-based organizations, and added nine-sites to the 100% affordable housing pipeline that will result in nearly 900 units built over the next five years. MOHCD continues to work with a broad network of community-based partners to protect vulnerable residents and create an inclusive and equitable City. Creating housing opportunity involves an all hands-on deck approach which includes both our non-profit and forprofit housing partners, community advocates and residents. It is the goal of MOHCD to support both landlords and tenants to work in tandem to receive financial support from the California COVID-19 rent relief program. I recognize that it has been an unpredictable time for you all, and I want to thank you for your collaboration. During this period of great personal and economic stress, it is our belief that fully utilizing the rental relief resources is a crucial step to establishing stability for landlords and tenants. The City must continue to work with a sense of unity and urgency, and leverage our collective resources so that all those in need of help are aware of the programs available to them. While the last year and a half has tested the fortitude of San Francisco in numerous ways, it has also raised our commitment to building new housing and participating in partnerships that enhance strong communities. As the nature of tenant protections shifts, I ask that you all please approach communication with your tenants, especially as it relates to issues of unpaid back rent, from a place of compassion and empathy. The Mayor’s Office of Housing and Community Development will continue to model productive collaboration with SFAA to advance affordability and livability for the residents of San Francisco. Sincerely, Eric D. Shaw One South Van Ness Avenue, Fifth Floor, San Francisco, CA 94103 Phone: 415.701.5500 Fax: 415.701.5501 TDD: 415.701.5503 www.sfmohcd.org

NOVEMBER 2021 | SF APARTMENT MAGAZINE

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

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Maddy Zacks

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

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

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

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On a Mission… continued on page 30

development was not always going to bear the former mayor’s name. But Swords to Ploughshares and CCDC wanted to “honor his contributions to affordable housing” after Lee passed away while in office in 2017,

Founded 35 years ago, Kaufman, Dolowich & Voluck is an internationally recognized litigation firm, meeting the diverse demands of our clients. The Bay Area’s complicated and fast-moving real estate industry presents property owners with exceptional opportunities and challenges. KDV’s real estate practice provides a full spectrum of services, allowing clients to rely on one firm for all of their real estate needs.

she said. The Lee apartments were the fourth 100 percent affordable development in the Mission Bay South Redevelopment Project Area—Mission Creek is the dividing line between north and south project areas—when the project was completed in early 2020. Much like those other affordable projects, design was at the forefront when develop-

Ashley E. Klein

ing the LEED Platinum property, which is centered around a south-facing communal

Managing Partner of San Francisco Office Co-Chair of Real Estate Practice Group

courtyard and starts its living spaces on

Ashley E. Klein represents clients ranging from real estate investment trusts, homeowners in wrongful eviction defense, unlawful detainer, and property management matters. She counsels Bay Area homeowners about their rights and options under the SF Rent Ordinance, statewide rent control regulations and the Costa-Hawkins Rental Housing Act.

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Laura L. Campbell Attorney

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

the second floor in anticipation of possible sea-level rise in the former marshland. The that allows for daylight from several angles. Colorful cement-based panels provide a “wow” factor while also improving the building’s durability. Oerth enjoys bringing newcomers to Mission Bay and asking them which housing is affordable and which is market rate. They often cannot tell the difference, she said. “We feel the affordable projects really blend in very beautifully, and we’ve had the pleasure of working with a lot of incredible design teams,” she said. Having been involved in Mission Bay’s development for many years, even Oerth finds it hard to believe how far the area has come. She credits UCSF with getting the ball rolling by believing in the area enough to center its new campus there, but says the neighborhood today is more than just a top-tier medical center and biotech headquarters. It’s a perfect blend of workers and residents, open spaces, and

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

NOVEMBER 2021 | SF APARTMENT MAGAZINE

local business—basically, everything you need to make a “really vibrant community,” Oerth said. “I really see the future of Mission Bay as a full-spectrum experience: Live. Work. Visit.” Emily Landes is a writer and the former editor of SF Apartment Magazine.

sfaa’s

Setting Up Settlements for Success This class will help you navigate a holistic approach to resolving disputes with your tenants in San Francisco. Tenancies can be a lifelong relationship, and the San Francisco Apartment Association guides its members on keeping those relationships healthy and happy. This class is about what happens when they’re not. You’ll learn about how to reform problems with tenants and to develop a management file that tells your story when the relationship can’t be mended. Successful Settlements start with clear obligations and equitable solutions. Instructor: Justin A. Goodman of Zacks, Freedman & Patterson, PC DATE & TIME:

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

sfaa’s

New Rent Control Laws Come learn about the new and very aggressive laws that our local Board of Supervisors has recently passed. For example, did you know that commercial tenants who were legally required to shut down due to COVID-19 may be excused from ever having to pay rent that came due during the shutdown? In addition, despite state legislation to the contrary, you may be forever restricted from evicting residential tenants for nonpayment of rent if they paid at least 25% of the rent owed even if you were not reimbursed by the rent relief fund. With the Sheriff ’s Office refusing to enforce most eviction judgments and the state laws governing tenant rent relief undergoing major changes in mid-June, you may want to learn how to navigate your property operations during these unprecedentedly challenging times. Instructors: Dave Wasserman, Wasserman San Francisco, and Curtis Dowling, Dowling & Marquez LLP DATE & TIME:

Friday November 5, 2021 10:00am – 12:00pm COSTS:

Members: $45 Non-Members:$65

REGISTRATION:

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

SF APARTMENT MAGAZINE | NOVEMBER 2021

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

• Multi-family specialists • Value add remodels • Accessory Dwelling Units • Physical needs assessments • Pre-purchase consultations • Feasibility and capacity studies • Interior / Exterior renovations • Urban infill • Mixed-use • Review Services

NOVEMBER 2021 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | NOVEMBER 2021

Rent Board Redux… continued from page 18

from the hearing, yet were also key to the reasons for his ruling. The subtenant said he’s surprised no one at the hearing tried to stand up about that. A member of the public called and told the Board that the subtenant is not a trustworthy individual who makes up a lot of lies, and that the Board came to the right conclusion to deny his appeal. Decision: To deny the appeal (5-0).

Rent Board Fee to be Paid by Invoice Effective in the 2021-2022 tax year, the Rent Board fee will be removed from property tax bills. The Rent Board will issue invoices to relevant property owners going forward. Failure to pay by March 1 of each tax year

Ways to Connect.

will result in a 5% penalty. An additional 5% will be added if the fee is not paid by April 1, and another 5% will be added if the fee is not paid by May 1. If the fee is not paid by June 1, the Rent Board will turn the matter

Email SFAA at MemberQuestions@sfaa.org to

over to the Bureau of Delinquent Revenue.

have your questions and concerns promptly addressed,

Previously, this fee was collected as a line

or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find

item on property tax bills. Failure to pay the Rent Board fee had consequences akin to a failure to pay property taxes.

out the latest in the industry by connecting with SFAA on

More Rent Board Updates

Facebook. Search San Francisco Apartment Association

Executive Director Robert Collins re-

and “Like” it to add it to your news feed. Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

minded everyone that the front counter at the Rent Board partially reopened over the summer. The hours are Mondays, Wednesdays, and Fridays, from 1:00 p.m. to 4:00 p.m.

•

Email SFAA at MemberQuestions@sfaa.org

Executive Director Collins then welcomed

•

Connect with SFAA on Facebook

Board with a breadth of experience with

•

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

law: Diana Flores Martinez, Matthew Tom.

two new counselors who joined the Rent the Rent Ordinance and landlord-tenant

To learn more about the San Francisco Rent Board, call 415-252-4602 or go to sfrb.org. The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem.

NOVEMBER 2021 | SF APARTMENT MAGAZINE

2021 sfaa rental forms

Member Name Member # Email

BEGINNING OF TENANCY FORMS

MEMBER PRICE

NON-MEMBER PRICE

Application to Rent

$15 per 25

$40 per 25

SFAA Residental Rental Agreement- 2021

$25 each

$125 each

SFAA Residental Rental Agreement- 10 Pack

$225 pack

N/A

CAA Lease Agreement

$15 per 25

$40 per 25

CAA Rental Agreement- Month to Month

$15 per 25

$40 per 25

Guarantee of Rental Agreement

$15 per 25

$40 per 25

Holding Deposit

$15 per 25

$40 per 25

Lead Pamphlet - Protect your Family- 25 pack

$25 per 25

$40 per 25

Addendum to Rental Agreement

$15 per 25

$40 per 25

Parking Agreement

$15 per 25

$40 per 25

Pet Agreement

$15 per 25

$40 per 25

Storage Agreement

$15 per 25

$40 per 25

Assistive Animal Request & Documentation Packet

$15 per 25

$40 per 25

Move In/Move Out

$15 per 25

$40 per 25

Fire Safety Disclosure - SF

$15 per 25

$40 per 25

24 Hour Notice to Enter

$15 per 25

$40 per 25

AB 1482 - Notice of Exemption

$15 per 25

$40 per 25

AB 1482 - Properties Subject to

$15 per 25

$40 per 25

15 Day notice - Pay Rent or Quit

$15 per 25

$40 per 25

15 Day Notice - Perform Covenants or Quit

$15 per 25

$40 per 25

30 Day Notice - Change of Monthly Rent - SF

$15 per 25

$40 per 25

30 Day Change of Monthly Rent under AB-1482

$15 per 25

$40 per 25

90 Day Notice - Change of Monthly Rent- SF

$15 per 25

$40 per 25

Proof of Service

$15 per 25

$40 per 25

Security Deposit Interest & RB Fee - SF Only

$15 per 25

$40 per 25

Acknowledgement of Residents Intent to Vacate

$15 per 25

$40 per 25

Notice of Resident Option for Initial Inspection

$15 per 25

$40 per 25

Notice of Intial Inspection to Residents

$15 per 25

$40 per 25

Itemized Disposition of Security Deposit

$15 per 25

$40 per 25

Notice of Belief of Abandonment

$15 per 25

$40 per 25

On-Site Resident Mgr. Employee Agreement (set)

$15 per 25

$40 per 25

Estoppel Certifcation

$15 per 25

$40 per 25

Prop 65 Sign - Plastic

$10 each

$25 each

Prop 65 Warning Addendum

$15 per 25

$40 per 25

QUANITY

COST

DURING TENANCY FORMS

END OF TENANCY FORMS

MISCELLANEOUS FORMS

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

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

Taken by: Credit Card

Cash

Prices listed are for SFAA members

•

Check

Invoice

Prices differ for non-members

TOTAL:

•

All sales are final

San Francisco Apartment Association

265 IVY STREET

• SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • WWW.SFAA.ORG SF APARTMENT MAGAZINE | NOVEMBER 2021

sf.0219.rentals-in-sf.pdf

2/6/19

7:16 AM

Landlord & Leasing Agent, A Winning Combo. 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.

CMY

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NOVEMBER 2021 | SF APARTMENT MAGAZINE

CONTACT HRH AND ELEVATE YOUR REAL ESTATE SERVICES! PROVEN EXPERTISE IN:

DON'T SETTLE FOR LESS THAN THE BEST.

RENEE A. ENGELEN, DRE 01879547 OWNER & PRESIDENT - HRH REAL ESTATE PRESIDENT - PROFESSIONAL PROPERTY MANAGERS ASSOCIATION OF SF

PROPERTY MANAGEMENT PROPERTY LEASING SALES & ACQUISITIONS

CONSULTING PROJECT MANAGEMENT CONTRACT NEGOTIATIONS

OVER 35 YEARS OF PROPERTY MANAGEMENT AND REAL ESTATE EXCELLENCE.

(415) 810-6020

INFO@HRHREALESTATE.COM

SCAN TO LEARN MORE ABOUT HRH REAL ESTATE SERVICES CORPORATION!

SF APARTMENT MAGAZINE | NOVEMBER 2021

sfaa 2 2021calendar

sfaa

November

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

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

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

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

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

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

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

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

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

December MONDAY, DECEMBER 6 Board of Directors Mtg. 11:30 a.m.

THURSDAY, DECEMBER 12 Gen Z: The New Wave of Renters Webinar Zoom Webinar System 9:00 a.m. to. 9:30 a.m. FREE for SFAA Members

NOVEMBER 2021 | SF APARTMENT MAGAZINE

SFAA offices will be closed on November 25th & 26th for Thanksgiving, and December 24th & 31st for Christmas Eve and New Year’s Eve.

join online at sfaa.org or call 415.255.2288

2021 join online at sfaa.org or call 415.255.2288

SAN FRANCISCO’S

RENT BOARD FEE

$29.50

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

$29.50

2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

2017-2018

$22.50

CAPITAL IMPROVEMENTS

SFAA’S

TENANT SCREENING SERVICE

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

THROUGH INTELLIRENT STEP 1:

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

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

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

415-849-4400

AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

0.8%

.01225

10 YEARS

1.0%

.00876

15 YEARS

1.2%

.00607

20 YEARS

1.4%

.00478

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

AMOUNT

03/01/21 - 02/28/22

0.6%

03/01/20 - 02/28/21

2.2%

03/01/19 - 02/29/20

2.2%

03/01/18 - 02/28/19

1.2%

03/01/17 - 02/28/18

0.6%

2016-2017

$20.00

2015-2016

$18.50

03/01/16 - 02/28/17

0.2%

2014-2015

$18.00

03/01/15 - 02/29/16

0.1%

2013-2014

$14.50

03/01/14 - 02/28/15

0.3%

2012-2013

$14.50

03/01/13 - 02/28/14

0.4%

2011-2012

$14.50

03/01/12 - 02/28/13

0.4%

2010-2011

$14.50

03/01/11 - 02/29/12

0.4%

2009-2010

$14.50

2008-2009

$14.50

2007-2008

03/01/10 - 02/28/11

0.9%

03/01/09 - 02/28/10

3.1%

03/01/08 - 02/28/09

5.2%

$13.00

03/01/07 - 02/29/08

5.2%

2006-2007

$11.00

03/01/06 - 02/28/07

3.7%

2005-2006

$10.00

2004-2005

$11.00

2003-2004

$21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

ALLOWABLE RENT INCREASES

2021 – 2022: .7%

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

AMOUNT

03/01/21 - 02/28/22

.7%

03/01/20 - 02/29/21

1.8%

03/01/19 - 02/29/20

2.6%

03/01/18 - 02/28/19

1.6%

03/01/17 - 02/28/18

2.2%

03/01/16 - 02/29/17

1.6%

03/01/15 - 02/29/16

1.9%

03/01/14 - 02/28/15

1.0%

03/01/13 - 02/28/14

1.9%

03/01/12 - 02/28/13

1.9%

03/01/11 - 02/29/12

0.5%

03/01/10 - 02/28/11

0.1%

03/01/09 - 02/28/10

2.2%

03/01/08 - 02/28/09

2.0%

03/01/07 - 02/29/08

1.5%

03/01/06 - 02/28/07

1.7%

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

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

& information SF APARTMENT MAGAZINE | NOVEMBER 2021

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

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

ACCOUNTANTS

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

ALARM COMPANY

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

ARCHITECTURE

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

415-695-2700

ASSOCIATIONS

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

ATTORNEYS

415-421-0100

HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

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

415-861-8800

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

BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law

415-409-7611

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

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

415-753-3811

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

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

NOVEMBER 2021 | SF APARTMENT MAGAZINE

415-981-5451

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

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

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

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

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

415-577-4685

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com

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

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

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

415-552-8230

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

BEDBUG DETECTION

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

CLEANING SERVICES

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

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

415-981-2844

CONSULTANTS: PERMITS & PLANNING

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

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

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

CREDIT REPORTING

INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

DRAIN SERVICES

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

ENVIRONMENTAL CONSULTING

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

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

415-279-6113

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

FIRE PROTECTION CONTRACTORS

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

GARBAGE COLLECTION SERVICES

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

INSURANCE COMPANIES

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

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

ROOST Chanin Balance chanin@joinroost.com

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

PAINTING CONTRACTORS

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

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

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

415-794-2176

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

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

LOCKSMITHS

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

415-775-8513

MAINTENANCE REPAIR SERVICE

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

MEDIATION

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

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

415-547-0049

KRUITPAINTING, INC. Pieter Kruit www.kruitpainting.com

(503) 888-2528

415-254-7818

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

415-334-3277

PEST CONTROL

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

PLUMBING & HEATING

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

PROJECT MANAGEMENT CREATIVE WEALTH CAPITAL MichaelGallin mike@creativewealthcapital.com

PROPERTY MANAGEMENT

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

SF APARTMENT MAGAZINE | NOVEMBER 2021

BERENDT PROPERTIES Craig Berendt craig.berendt@gmail.com

415-608-3050

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

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

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

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

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

EQUITY ONE Brenda M. Obra www.equity1sf.com

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

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

HOGAN & VEST INC. Simon Wong hoganvest.com

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

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

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

415-221-2032

(707) 584-5123

415-441-1200

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.

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com GORDON CLIFFORD PROPERTIES, INC. Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com 415-421-7116

INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net JAMES D. MULLIN REAL ESTATE BROKER James D. Mullin 415-470-0450 jamesdmullinre@gmail.com JD MANAGEMENT GROUP, INC. Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

415-648-1516

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

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

MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com

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

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

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

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

MYND MANAGEMENT, INC. Stacy Winship 510-306-4440 www.mynd.co

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

415-221-2032

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

415-648-1516

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

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 WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com

members

NOVEMBER 2021 | SF APARTMENT MAGAZINE

NEW GENERATION INVESTMENTS Jonathan Ng 415-735-8233 jtng.ngi@gmail.com PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PILLAR CAPITAL REAL ESTATE Jonathan Ng (415) 885-9584 jonathan@thepillarcapital.com PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen, Broker, CCRM, MPM®, RMP® 415-661-3860 www.propertymanagementsystems.net RAMSEY PROPERTIES Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com

ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 www.rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com SHARVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com SIERRA PROPERTY PROFESSIONALS Sonali Herrera sierrappinc@gmail.com SKYLINE PMG, INC. Nicholas Bowers 415-968-9903 Nicholas@skylinepmg.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.SutroProperties.com THRIVE PROPERTY MANAGEMENT, INC. Giovani Franco 650-296-3880 www.thrivecommunities.com W. PROPERTY MANAGEMENT Gary Petrison 707-545-6187 gary@wpropertymanagement.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WOOD PARTNERS Melissa Rankin 628-251-1101 melissa.rankin@woodpartners.com YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com

PROPERTY MANAGEMENT SOFTWARE

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

385-355-4361

YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

REAL ESTATE APPRAISALS MARK WATTS COMMERCIAL APPRAISAL Mark Watts 415-990-0025 www.markwattscommercialappraisal.com HARPER & ASSOCIATES Jay Harper jharpsf@att.net

415-647-9243

REAL ESTATE BROKERS & AGENTS

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

BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL- JAMES DEVINCENTI James Devincenti 415-288-7848 www.THEDLTEAM.com COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com

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

415-386-3111

STEELE PROPERTIES Ryan Steele 415-881-7762 www.steeleproperties.com W. REAL ESTATE Tim Mueller 415-961-6531 timothymueller@hotmail.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com ZEPHYR REAL ESTATE Dawn Cusulos 415-678-8854 dawncusulos@zephyrre.com

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

COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com

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

COMPASS COMMERCIAL BROKERAGE John Kirkpatrick (425) 412-0559 john.kirkpatrick@compass.com www.johnkirkpatrick.com

REFINISHING / RESURFACING SERVICE

COMPASS COMMERCIAL BROKERAGE Jay Greenberg (415) 378-6755 jay@jayhgreenberg.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com EXP COMMERICAL Jeremy Williams 415-932-9846 jeremy@jeremywilliams.com www.sfcommercialrealty.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.com

(415) 370-7077

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

415-717-8709

MARCUS & MILLICHAP David Nelson 415-312-2245 dnelson@MarcusMillichap.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com NEWMARK KNIGHT FRANK Matthew C. Sheridan 415-273-2179 aptgroupsf.com

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

RENT BOARD PETITIONS

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

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

(844) 459-1495

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

RESIDENTIAL LEASING

BERENDT PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

SF APARTMENT MAGAZINE | NOVEMBER 2021

sfaa sfaa 2021 membership application

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

Units

Base Fee

Units Fee

$420 +

$6.50 per unit =

23 +

$375 +

$8.50 per unit =

TOTAL UNIT AMOUNT:

1-22

$520 +

$4.00 per unit =

$475 +

$6.00 per unit =

TOTAL UNIT AMOUNT:

CONTACT INFORMATION

Company/Title Address Zip

Mobile Phone Website PAYMENT METHOD Check

Amex

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

415-409-3263

Visa

214-403-2792

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

Contact Person

Email Address

415-236-6116

THE GUARANTORS Jules Thetford jules@theguarantors.com

ASSOCIATE MEMBER DUES: $495

State

RELISTO Eric Baird www.relisto.com

SECURITY DEPOSIT ALTERNATIVES

TOTAL AMOUNT:

City

415-648-1516

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

Unit Fee

23 +

LINGSCH REALTY Natalie M. Drees www.lingschrealty.com

SECURITY

TOTAL AMOUNT:

Base Fee

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

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

MANAGEMENT COMPANY DUES Units

415-509-3456

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

REGULAR MEMBER DUES

1-22

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date

THE GUARANTORS Jules Thetford jules@theguarantors.com

214-403-2792

BAI CONSTRUCTION Behnam Afshar www.baiconstruction.com

510-595-1994

W. CHARLES PERRY Charles Perry www.wcharlesperry.com

650-638-9546

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

SUBMETERS

HOW DID YOU HEAR ABOUT US? Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

LIVABLE Daniel Sharabi www.livable.com

415-937-7283

TENANT PLACEMENT & LISTING

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

WATER CONSERVATION SERVICE

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

NOVEMBER 2021 | SF APARTMENT MAGAZINE

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

WATER DAMAGE SERVICE

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

WATERPROOFING

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

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

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

ACCOUNTANTS

Shwiff, Levy & Po ALARM COMPANIES

AEC Alarms

Rentals in SF Vertex Properties West Coast Property Management

PROPERTY MANAGEMENT SOFTWARE

ARCHITECTURE & DESIGN SERVICES

Adapt Dwellings 47 Openscope Studio 52 Q-Architecture 56 ATTORNEYS

Fried & Williams, LLP Kaufman, Dolowich & Voluck Zacks, Freedman & Patterson, PC BANKS & LENDING SERVICES

Luther Burbank Savings

FIRE ESCAPE CONTRACTORS

Great Escape Fire Escape LOCKSMITHS

Crown Lock & Safe Warman Security

53 50 49 52 68 65 69

PAINTING CONTRACTORS

Kruit Painting Pac West Painting

PETITION SERVICES

Rent Board Passthroughs

Appfolio 43 Yardi Breeze 19 REAL ESTATE BROKERS

Amore Real Estate 68 Coldwell Banker Commercial / McGue 13 Colliers / Devincenti 2 Compass / Antonini 71 Compass / Bonn & Webb 17 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass / Pugh 37 Corcoran / The Jones Team 15 EXP Realty / Williams 31 HRH Real Estate 57 Marcus & Millichap 28-29 Real Estate Transition Solutions 12 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 46 UTILITIES BILLING SERVICES

Livable 57 46 69

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Gaetani Real Estate, Inc. Maven Maintenance Real Management Company

56 6 53

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.

72 39 49

SF APARTMENT MAGAZINE | NOVEMBER 2021

sfaa sfaa 2021 What You Need to Know 2021 SFAA UPDATES

The News… continued from page 10

governments are still prohibited from creating their own eviction restrictions for nonpayment of rent through March 31, 2022 (with the exception of the cities and counties listed above). For more information and to access CAA webinars on the topic, visit caanet.org. The above content was reprinted with permission and authored by CAA Communications Director Mike Nemeth.

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

Prop. 13 on the Ballot A measure to challenge Proposition 13— the 1978 ordinance that created certainty for property owners by limiting property tax increases by basing taxes on the initial

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 58.

assessed value and allowing a .02 increase per year—may make it to the ballot. Currently, all residential, commercial, and industrial property has the same tax schedule. The new measure will propose removing Prop. 13’s property tax limits from residential, mixed-use, commercial,

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

and industrial properties with values of $4 million or greater. The Attorney General’s deadline to issue a title and summary for this potential measure is October 28. After the deadline passes, it’s up to the proponents to collect enough signatures.

Large Residence Ordinance At the end of September, the Planning Commission voted to disapprove Supervisor Rafael Mandelman’s large residence legislation. Supervisor Mandelman’s proposed legislation would have required conditional use authorization for residential homes bigger than 2,500 square feet. Supervisor Mandelman wrote the legislation intending to encourage multi-unit buildings as opposed to large single-family residences. The Planning Commission made seven recommendations regarding the proposed

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

NOVEMBER 2021 | SF APARTMENT MAGAZINE

legislation prior to its consideration by the San Francisco Board of Supervisors.

usps 2021 statement of ownership,

management & circulation

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

Publication Title: SF Apartment Magazine Publication Number: 1539-8161 Filing Date: October 6, 2021 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 2021 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

3,000

3,050

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

998

816

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

1,923

2,063

(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:

2,921

2,879

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

On the List. Is finding a great service provider on your To-do List?

c. Total Paid Distribution:

(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:

experienced apartment

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

industry professionals.

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

116

2,967

2,995

3,000

3,050

98.44%

96.12%

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

2,921

2,879

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

2,967

2,995

98.44%

96.12%

Check out the Professional Services Directory for

60 Starts on page

d. Free or Nominal Rate Distribution:

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

16. Electronic Copy Circulation. a. Paid Electronic Copies

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

17. Publication of Statement of Ownership: will be printed in the November 2021 issue of this publication. 18. Signature and Title of Editor, Publisher, Business Manager, or Owner: (signed) Pam McElroy, Editor; Date: October 6, 2021. SF APARTMENT MAGAZINE | NOVEMBER 2021

David Chiu, City Attorney Mayor London Breed appointed Assemblymember David Chiu to serve as the

Keeping The San Francisco Bay Area Safe Since 1988

next City Attorney. Chiu is moving on from representing the 17th Assembly District, a position he held since 2014. Within 140 days after Chiu assumes his new role, Gov. Newsom will call for a special election for the Assembly District 17 seat. Chiu is replacing Attorney Dennis Herrera,

FIRE ESCAPE SERVICE & MAINTENANCE

who had served since 2001. Herrera will be the new general manager of the San Francisco Utilities Commission.

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First Year Free First Year Free, a program to support and revive San Francisco businesses, began on November 2, 2021. Under the new ordinance, initial license fees, initial registration fees, and first-year permit fees will be waived for restaurants and retail shops through their first year of operation. The new ordinance was proposed by Supervisors Hillary Ronen and Matt Haney to help the City recover from the pandemic and fill vacant storefronts. They estimate the total savings for qualified new businesses will be between $15,000 to $30,000. Qualified businesses include new businesses and existing businesses opening new locations between November 1, 2021 and October 31, 2022. The businesses must expect to make less than $2 million in revenue during the first year. Chain businesses do not qualify.

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NOVEMBER 2021 | SF APARTMENT MAGAZINE

For more information, visit sftreasurer.org.

Property Tax Deadline This is a reminder to pay the first installment of your property tax bill to the Tax Collector’s Office by December 10, 2021. To pay your bill, visit sanfrancisco-ca. county-taxes.com/public.

City Acquires Buildings for Cooperative Housing The City acquired two buildings as a part of Mayor London Breed’s long-term plan to strengthen behavior health support in San Francisco. The two buildings—on Florida

Street in the Mission and Dore Street in SOMA—have room to house 26 adults under San Francisco’s Cooperative Living for Mental Health (CLMH) Program. CLMH provides housing and care to San Franciscans who suffer from mental health and substance use disorders. The program will facilitate cooperative living and provide access to care, services, and treatment.

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and also

In a press release, Mayor Breed said, “These

those living with mental health and substance abuse challenges. We are focusing on a whole range of solutions that cover everything from improving street outreach to providing safe, supportive housing for our most vulnerable residents. This is all part of our commitment to create a safer, healthier San Francisco for all.” Additionally, through various projects, San Francisco plans to add 400 new treatment beds for people suffering from mental

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health and substance use challenges—a 20% increase in current capacity.

SFAA Updates

2022 SFAA lease update: The SFAA lease committee is reviewing and updating the current lease. If there’s something you’d like the committee to consider, email Vanessa Khaleel at vanessa@sfaa.org. SFAA office reopening status: As SFAA pivots to provide you services during the pandemic, there is a new way to connect with SFAA. Email MemberQuestions@sfaa. org to have your questions and concerns promptly addressed. While the SFAA of-

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

Kruit Painting Inc. 415.254.7818

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

COMMERCIAL & RESIDENTIAL APARTMENT BUILDING SPECIALIST

association help you.

INTERIORS & EXTERIORS

SFAA classes: Classes are available on-

EXCELLENT REFERRALS

line. Current CCRM students can continue their education right from home. We understand keeping up with education is crucial and want to assist our members to stay up to date. See the calendar on page

FREE ESTIMATE 87 Loomis St., San Francisco CA 94124 www.kruitpainting.com • License No. 846351

58 for a full list of classes. SF APARTMENT MAGAZINE | NOVEMBER 2021

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

PRICE

Date

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

PMR100

Introduction to Ethical Property Management

9/15/2021

2PM-5PM

$85.00

$100.00

PMR101

Renting the Property

9/22/2021

2PM-5PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

9/29/2021

2PM-5PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

10/6/2021

2PM-5PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property 10/13/2021

2PM-5PM

$85.00

$100.00

PMR105

Liability & Risk Management

10/20/2021

2PM-5PM

$85.00

$100.00

PMR106

Budget Development and Implementation

10/27/2021

2PM-5PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

11/3/2021

2PM-5PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

11/10/2021

2PM-5PM

$85.00

$100.00

EXAM

CCRM Final Exam

11/17/2021

2PM-5PM

FREE

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

See schedule below

FREE

Total Due:

To Register

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

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

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

Cancellation Policy: Cancellations must be made 72 hours in advance for a refund. SFAA does not provide refunds for No-Shows. Non-members must pay by credit card only!!! *Students requesting CalBRE Continuing Education Credits must show picture ID, immediately before admittance to the live offering. CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Housing)

caanet.org events@caanet.org

NOVEMBER 2021 | SFNinth APARTMENT 800.967.4222 Street,MAGAZINE Suite 1430 • Sacramento, CA 95814 • 980

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

-Will Rogers

SOLD: 1649 Market Street The Bradmar Apartments

70 Units in Mid-Market Historic Corner Building First Time on the Market In Over 80 Years 64 Studio Apartments one block from "The Hub" Call For Details

John Antonini

Daniel Foley

415.794.9510

415.866.7997

john@antoninisf.com

daniel@danielfoley.com

www.antoninisf.com

www.danielfoley.com

DRE 01842830

DRE 01866714

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

SF APARTMENT MAGAZINE | NOVEMBER 2021

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

TO YOU, IT’S A SYMBOL OF THAT DAY YOUR SHIP CAME IN. We know the properties we manage mean more to owners like you than meets the eye. That’s why, for over 70 years and across three generations of our family, we’ve taken the long view -- building great working relationships as we build value. Because when it comes to taking care of your investment, we definitely see eye-to-eye. celebrating

gaetanirealestate.com 415.668.1202

75 YEARS