November 2022 SF Apartment Magazine

MAYOR LONDON BREED

by ERIK HENRIQUES

SF APARTMENT magazine

San Francisco Apartment Association Office 265 Ivy Street

San Francisco, CA 94102

Tel 415-255-2288 Fax 415-255-1112

Email memberquestions@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 Gershay Castaneda

Member Services Maria Shea Accountant Crystal Wang

SFAA Officers

President Chris Bricker Vice President Robert Link Treasurer Jim Hurley

SFAA Directors

Eric Andresen, Honor Bulkley, Andre Ferrigno, David Gruber, Kent Mar, Neveo Mosser, J.J. Panzer, Bert Polacci, James Sangiacomo, Dave Wasserman

VOLUME XXXV, NUMBER 11

2022

Published by San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw

Tel 415-255-2288

Web www.sfaa.org

SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California and at additional mailing offices.

POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102.

The SF Apartment Magazine is published monthly for $84 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 Printing Partners Copyright @2022 by SFAA.

High-Water Mark

New sprinkler legislation has been approved by the Fire Commission to move forward to the Board of Supervisors (BOS) Land Use Commit tee. Below is what has been approved by the Fire Commission, however, the code may change while in review with the BOS.

Existing high-rise buildings that do not have a previously approved sprinkler system shall be equipped with an auto matic sprinkler system in accordance with Section 903.3.1.1. where the follow ing conditions apply:

• In high-rise buildings with occupied floors more than 120 feet above the lowest level of fire department vehicle access. For example, on aver age, ten-story buildings, depending on interior ceiling heights.

• In high-rise buildings with occupied floors located more than 75 feet and not more than 120 feet above the lowest level of fire department vehicle access, without two interior exit stairways with a fire-resistance rating of not less than two hours. For example, on average, eight- to ten-story buildings with two sepa rate, fire-rated enclosed stairwells.

• In high-rise buildings with oc cupied floors located more than 75 feet and not more than 120 feet above the lowest level of fire de partment vehicle access, without a fire alarm system that includes smoke detection in mechanical equipment; electrical, transformer, and telephone equipment and similar rooms; corridors; elevator lobbies; and at doors penetrating interior exit stairway enclosures.

For example, on average, eight- to ten-story buildings with fire alarm and smoke detection in all areas outside of the residence for early warning of the occupants.

Exceptions include apartment houses, condominiums, or other Residential Group (R-2) Occupancies, and mixeduse buildings containing R-2 Occu pancy until January 1, 2033, when this exception expires.

Compliance schedule

Building owners shall file a compliance schedule with the fire code official not later than 365 days after receipt of a written notice. The compliance schedule shall not exceed ten years for comple tion of the automatic sprinkler system retrofit. So, owners have one year to sub mit an “action plan” for how and when they plan to comply with this new code by January 1, 2033.

Permit application: Building owners shall submit professionally designed sprinkler system drawings and a per mit application to the Department of Building Inspection (DBI) not later than three years after the effective date of the requirement. So, these materials must be submitted to DBI by January 1, 2026.

Water supply: Building owners shall install a system riser (a pipe from the wa ter main to the top floor where all sprin kler pipes are connected) and connect it to the approved automatic water supply not later than six years after the effective dates of these requirements. So, building owners must obtain a fire water main connection and meter from the Public Utilities Commission (PUC) and install the riser by January 1, 2029.

A new sprinkler system code is in the works. Take note of the tentative requirements and dates in order to stay in compliance.

Piping, sprinklers, and monitoring: Build ing owners shall complete the sprinkler system, including required electrical moni toring, not later than ten years after the ef fective date of these requirements. So, the sprinkler system must be installed and in working order by January 1, 2033.

The San Francisco Apartment Association will closely monitor the development of this code and keep members informed. Check the SFAA website (sfaa.org) and this magazine each month for updates.

State Funding for Affordable Housing

Through the California Housing Accelera tor Fund, the California Department of Housing and Community Development (HCD) awarded San Francisco more than $117 million in funding. The money will support the construction of 290 new homes for families, formerly homeless individuals, public housing residents, seniors, and indi viduals with developmental disabilities.

The funding will support three projects, with construction set to begin in early 2023.

• 4200 Geary Boulevard: a 98-unit af fordable housing project for veterans and seniors, including those who were previously unhoused;

• Sunnydale Block 3B: a 90-unit family housing project (75 percent of units public housing) with 3,400 square feet of community-serving retail;

• The Kelsey at 234 Van Ness Avenue: a 102-unit affordable-housing proj ect with 25 percent of units reserved for clients of Golden Gate Regional Center—a service provider for people with developmental disabilities.

“This funding is an essential tool in our work to deliver more affordable hous ing in San Francisco,” said Mayor Breed. “While we need to do more work to make it easier to build housing across our entire city, this funding will help us move for ward these critical projects so we can get more people housed more quickly. I want to thank the Governor for moving this

program forward, and our federal lead ers like Speaker Pelosi for delivering the American Rescue Plan.”

Anti-Wage-Garnishment Law—SB 1477

Governor Newsom signed into law legisla tion that will limit the use of wage garnish ment in the collection of unpaid rent and other debts.

The California Apartment Association and its members opposed SB 1477, written by state Senator Bob Wieckowski (D-Fre mont). The law will limit the use of wagegarnishment against debtors in no need of protection, including tenants making over $200,000 who refused to pay their rent during the pandemic.

“Under this legislation, owners of rental housing—many of whom have gone more than two years without collecting rent—would lose one of their last tools for recouping their losses during the pan demic,” said Tom Bannon, chief executive officer of CAA. “This includes back rent from wealthy tenants who fraudulently claimed COVID hardships.”

The legislation advanced to Governor Newsom on a slim margin amid CAA’s opposition. CAA requested that New som veto the bill, however, the governor signed it in late September.

The law will take effect September 1, 2023.

For a detailed overview, check the CAA website in the coming weeks: caanet.org.

The above content was reprinted with permission from the California Apartment Association.

Inspection Requirements for Elevated Elements

Civil Code Section 5551, a statute within the Davis-Stirling Act and applicable to common interest developments with three or more units, obligates homeown ers’ associations (HOAs) to satisfy certain inspection requirements of all exterior elevated elements within a project that is more than six feet off the ground and

supported in substantial part by wood or wood-based products. Examples of such exterior elements include balconies, decks, stairways, and walkways.

These visual inspections—used to deter mine whether these elements are in a generally safe condition and performing in accordance with applicable standards— must be performed by a licensed struc tural engineer or architect, with the initial inspection being completed by January 1, 2025. Thereafter, subsequent inspections must be undertaken and completed at least every nine years.

Based upon the inspector’s visual inspec tions, further inspection, and construction and materials expertise, the inspector must then prepare and issue a written report containing the following information:

• The identification of the building components comprising the loadbearing components and associated waterproofing system.

• The current physical condition of the load-bearing components and associ ated waterproofing system, including whether the condition presents an im mediate threat to the health and safety of the residents.

• The expected future performance and remaining useful life of the load-bear ing components and associated water proofing system.

• Recommendations for any necessary repair or replacement of the load-bear ing components and associated water proofing system.

The inspector’s report must be stamped or signed by the inspector, presented to the board, and incorporated into the HOA’s reserve study. Inspection reports must be maintained in the HOA’s records for two inspection cycles.

Note: The inspection of applicable buildings for which a building permit

ADU Blues

written by THE SAN FRANCISCO RENT BOARD

When planning ADU construction, avoid a decrease in services to current residents.

Editor’s Note: The following San Fran cisco Rent Board cases are real, though they have been edited for space and clarity. They have been selected to high light some of the more interesting cases that the Board reviewed at its recent commission meetings. For full Rent Board agendas and minutes, please visit sfrb.org.

00 Block of Lupine Avenue

A tenant of the residence told the Rent Board that the landlord wants to relo cate tenant parking to Masonic Avenue, a busy and dangerous thoroughfare, in order to construct an ADU at the prop erty. He stated that the garage reloca tion would be terrible for families that currently have a protected garage on Lu pine Avenue and that the change would unfairly burden tenants.

A non-attorney representative for the tenants asked the Board to deny the landlord’s appeal. He stated that the pro posed ADU project would relocate the tenants’ enclosed garage parking spaces to open-air parking spots along a busy street with no garage doors, which is not comparable. He said that the landlord’s arguments on appeal related to housing policy are irrelevant, but that the tenants would welcome a policy discussion with the landlord related to housing afford ability in the neighborhood.

The attorney for the landlord began her remarks by providing the Board with some background concerning the recent ADU legislation. She stated that unless the Board voted to remand the case for consideration of the landlord’s revised plans, the landlord will be pre cluded from constructing ADUs at the property. She stated that the landlord’s revised plans provide for secured “tuck under” parking spaces. She said that although the landlord believes no de crease in services will occur as a result of the proposed ADUs, at a minimum, the Board should remand the case for the ALJ to provide more specificity as to what factors are relevant to a determi nation in the tenants’ favor.

Another tenant of the residence stated that he has an existing garage parking space on the Lupine Avenue side of the building that the landlord proposes to relocate to Masonic Street. He states that he is a senior with various health condi tions and that the landlord’s construc tion plans would pose a hardship for him because Masonic Street is not safe or accessible for him.

The tenants’ objection to the landlord’s ADU Declaration was granted. The administrative law judge found that the landlord’s proposed ADU construc tion project, resulting in the relocation

of garage parking spaces, constitutes a substantial reduction in housing services pursuant to Rent Ordinance Section 37.2(r).

On appeal, the landlord argues that there is no substantial difference be tween the tenants’ existing parking spaces and the proposed new ones, and that he has amended his construc tion plans to include additional security features at the location of the relocated garage parking spaces.

Another tenant of the residence asked the Board to deny the landlord’s appeal. She stated that her current garage on Lupine Avenue is safe and enclosed behind a garage door, and that the proposed garage on Masonic Street is unenclosed and unsafe. She stated that she is also worried about the length of time it will take to complete the work and disturbances from dust and noise that will result from the construction.

Decision: To accept the appeal and remand the case to the ALJ for a sup plemental hearing to allow consider ation of the proposed amended plans and to give the tenants an opportunity to respond (5-0).

1700 Block of Union Street

The tenants’ petition alleging de creased housing services was granted and the landlord was found liable to the tenants in the total amount of $23,077.50 for a lack of heat and inop erable electrical outlets. The landlord appealed, arguing in part that there

was insufficient evidence to support a finding that he had actual or construc tive notice of the conditions beginning in 2009, and that the tenants’ heat claim is barred by a statute of limitations or the equitable doctrine of laches.

The attorney for the tenant stated that in addition to the arguments raised in the ten ant’s appeal response, he wanted to point out that the tenant had insufficient time to respond to the landlord’s last-minute postappeal submissions. He also stated that the ALJ found the tenant’s testimony credible, which was uncontested by the landlord’s witnesses, and that it was not improper for the ALJ to remark on the tenant’s credibility without citing specific facts in support of their credibility determination.

The attorney for the landlord stated that the landlord’s written brief fully describes the reasons for their appeal. She stated that the ALJ’s monetary award is retroac tive to 2009, which violates the statute of limitations and relies on the tenant’s ver bal testimony alone, which conflicts with the property manager’s written records. She stated that the landlord immediately fixed the tenant’s heater once they were notified of the issue in 2021 and that the case should be remanded for the ALJ to recalculate the award.

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

Housing Inventory Update

Executive Director Varner explained that a few large property owners are continu ing to report into the Housing Inventory, and that staff are now working on the next phase to plan for small property owners to report into the Inventory this fall.

She explained that staff will be conduct ing outreach to small property owners whose first Housing Inventory reporting deadline is March 1, 2023. She answered some questions for President Gruber regarding Portal data. She explained that, regarding the Rent Board fee, staff are slowly closing up the Fiscal Year 2022 fee cycle, and once it is complete, the Rent Board will send out a notice to prop erty owners who have not paid their

fee, giving them thirty days to pay the Rent Board with late penalties. She ex plained that if any owner then does not pay, the Rent Board will refer the delin quent fee obligation to the City’s Bureau of Delinquent Revenue, where any delin quent owners will be charged a commis sion on top of the outstanding fee and late penalties.

Director Varner said that in the next years, this process will take place close to June 1. She thanked the department’s outstanding partners at the Treasurer and Tax Collector, the Assessor and 311 for all their assistance.

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 gen eral in nature. Consult the advice of an attorney for any specific problem.

HOUSING INVENTORY FAQS

Q. What is the Rent Board Housing Inventory?

A. A law passed by the City and County of San Francisco requires property owners to provide certain information to the Rent Board about their residential properties. If the owner provides the information, they will receive a license allowing them to impose annual allowable and/or banked rent increases. An owner will no longer be allowed to impose annual/banked rent increases without this license.

Q. Why am I getting a Rent Board Housing Inventory Informational Notice?

A. You own a building with ten or more residential units and are required to report information about your units into the Rent Board Housing Inventory beginning on July 1, 2022. Owners of buildings with fewer than ten units will receive a Rent Board Housing Inventory Informational Notice in the Fall of 2022.

Q. Who is required to report at this time?

A. Owners of buildings with ten or more residential units must begin reporting by July 1, 2022. No penalties are assessed for late reporting after this deadline, but the landlord will not receive a rent in crease license and will not be eligible to impose annual allowable and/or banked rent increases on a tenant until reporting is completed.

Updates will be due by March 1, 2023 and every March thereafter. For condominium units and units in buildings with fewer than ten residential units, reporting is due by March 1, 2023 and every March thereafter.

Q. How do I report property infor mation to the Rent Board Housing Inventory?

A. Reporting must be done online using the Rent Board’s secure website portal (portal.sfrb.org), which can also be used to pay Annual Rent Board Fees during the yearly fee cycle. Property owners who wish to submit information into the Housing Inventory must provide an email address to register an account. The portal is best accessed using the most updated versions of Chrome, Firefox, and Safari browsers. Information about rental units can be submitted individually, or in bulk using the Rent Board’s Excel template (sfrb.org/file/6064).

from the

Board

information, visit sfrb.org.

For

Crack the Code

written by LAURA STRAZZO

Understanding San Francisco’s Property Code Enforcement Process.

Many San Francisco prop erty owners are right fully concerned when City agencies contact them about potential violations at their property. The enforcement process is confusing, and many enforcement no tices threaten monetary penalties (or worse). Enforcement actions are of ten started by anonymous complaints from neighbors or tenants, which can make property owners feel especially targeted. Information concerning the enforcement action is also publicly available on the City’s websites, even after the enforcement action is closed, creating a paper trail that continues to follow the property and could cre ate disclosure issues when a property owner decides to sell.

In San Francisco, property owners are typically contacted by two city agencies: the Department of Building Inspection (DBI) and the Planning Department. Each department takes a different ap proach to enforcement. Understanding each agency’s process can result in a bet ter outcome for the property owner.

Department of Building Inspection

DBI is tasked with enforcing the San Francisco building, plumbing, electri cal, and housing codes. Anyone can make a complaint about a property to DBI. Once a complaint is made, it will be assigned to a DBI inspector, who will typically seek to inspect the property to substantiate whether there is a code

violation. Any construction, electrical, or plumbing work done without a permit is generally deemed a violation. The DBI inspector will likely wish to inspect the exterior and interior of the property. Permission is needed from the proper ty’s occupant (owner or tenant) to gain access to the interior of the property without a court order.

If the DBI inspector substantiates the violation, they will usually issue a No tice of Violation (NOV) to the property owner and require corrective action to abate the violation. If the NOV is for a violation of the building, electrical, or plumbing codes, the NOV will often require the owner to obtain a permit. Work completed without the benefit of a permit typically requires the owner to pay nine times the cost of the permit fee as a penalty. Work that exceeds the scope of a permit generally requires the property owner to pay a lesser penalty.

A NOV is not appealable. If the prop erty owner does not take the steps required to abate the violation, DBI may send the violation to a director’s hearing. A director’s hearing is an ad ministrative hearing used to compel property owners to comply with code violations. DBI may also issue an Order of Abatement, which is a document re corded against title to the property. An Order of Abatement may be appealed to the Abatement Appeals Board within fifteen calendar days of the service and posting of the order.

Planning Department

The Planning Department’s enforcement division enforces the Planning Code. Some common Planning Code violations include:

• Adding or removing dwelling units without Planning Department ap proval (including unpermitted or illegal units)

• Unauthorized change in use of the property without Planning Depart ment approval (i.e. converting a residential unit into an office)

• Unauthorized group housing use (can occur when a landlord leases too many individual rooms at a property to individual tenants)

• Use of required front or rear setback as parking

• Expansion of the building envelope into a required setback area without Planning Department approval

• Renting a dwelling unit for less than thirty days without a short-term rental permit

When a complaint comes to the Plan ning Department, the Department will usually issue a Notice of Complaint to the property owner, collect informa tion concerning the potential violation, and request permission to conduct a site inspection at the property. Once the enforcement investigation begins, the enforcement planner will issue a Notice of Enforcement to the property owner. Some Planning Code violations

BECOME AN AMBASSADOR FOR SAN FRANCISCO

WELCOME AMBASSADORS PROGRAM

The San Francisco Welcome Ambassadors Program is a two-year City-funded program to help welcome meeting and convention attendees, commuters, and visitors back to San Francisco. In addition to offering a friendly greeting, they’re here to answer questions and report any incidents of negative street behavior or conditions.

Welcome Ambassadors help with directions, restaurant recommendations, public transportation, and translation requests. If you see an ambassador in an orange uniform, stop and say hello! The team can also be seen assisting with local events, helping cruise ship passengers in transit, and guiding convention visitors around town.

The program was officially launched in November 2021 and operates seven days per week. Hours vary based on location and day of the week, generally between 8:00 a.m. to 8:00 p.m.

COMMUNITY AMBASSADORS PROGRAM

The Community Ambassadors Program (CAP) is a community safety and neighborhood engagement program in San Francisco. Community Ambassadors engage, inform, and assist the San Francisco community. CAP also provides a visible, non-law enforcement safety presence in several neighborhoods. This focus on community safety helps build trust, calm tensions, and prevent violence.

Community Ambassadors provide safety escorts, report emergencies, report hazards, conduct wellness checks, provide social services referrals, and conduct outreach.

Applications to be a Community Ambassador are accepted on a rolling basis at sf.gov/ambassadorapply.

may be difficult to abate, particularly if they involve tenant-occupied unpermitted units, or construction in violation of the property’s zoning.

Therefore, property owners should take a cautious approach and consult with an at torney early in the process to decide how best to respond to such requests. The Plan ning Department can impose monetary penalties for non-compliance and gener ally charges additional fees for “time and materials” in investigating the complaints. If the Planning Department substantiates the complaint, it will issue a notice of viola tion (NOV). NOVs may be appealed to the Zoning Administrator or directly to the San Francisco Board of Appeals. This is a strate gic decision best made in consultation with a qualified attorney.

Violations of the Planning Code may also be abated by seeking a variance from the zoning administrator or by obtaining con ditional use authorization from the Plan ning Commission. If you receive a Notice of Complaint, Notice of Enforcement, or Notice of Violation for your property, con tact an attorney for guidance through the process. The attorneys at Zacks, Freedman, & Patterson are well equipped to advise you through the process and make it as painless as possible.

The information contained in this article is general in nature. Consult the advice of an at torney for any specific problem. This content was reprinted with permission (edited for space and clarity) and written by Zacks, Freedman, and Patterson Attorney Laura Strazzo. Strazzo can be reached at (415) 956-8100.

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Lowdown

The

Gough,

Written by MAYOR LONDON BREED

SWe are taking San Francisco’s economic recovery forward, building toward a strong and more resilient post-pandemic future.

an Francisco’s Downtown is recovering slowly and in an uncertain envi ronment due to evolving work-from-home policies. San Francisco is not alone in this position. Our office attendance is currently hovering just below 40 percent of prepandemic levels, which is in the same range as New York, Los Angeles, and San Jose, among other major cities. One of the best performing major cities, Austin, is only at 60 percent of return-to-office from pre-pandemic levels.

The reality is that while San Francisco has its own unique challenges, cities across the country are experiencing and grappling with a shift. What’s unknown at this time is the permanence of work from home and the extent of what will happen in the future. But even with this unknown, city departments are working together to plan for the future of Downtown.

We know San Francisco has significant advantages as an economic engine for the region and as a global center of innovation—but we also know that it has very real challenges. And while there are some factors beyond the City’s control, there are strategies we can implement to bolster our economic recovery, especially in the downtown and economic core. Some of this work has already begun, but there is more to do.

Left: Community members painting a mural on a vacant storefront for Paint the Void.

Right: A friendly exchange with a city Welcome Ambassador.

Previous Spread, Left: Mayor Breed touring MBC Biolabs, a biotech incubator in Mission Bay.

Previous Spread, Right: Mayor Breed welcoming LinkedIn employees back to the office.

My administration has identified five areas of focus for a long-term economic recovery strategy in the current and foreseeable environment. No one has perfect answers to what lies ahead with work-from-home policies, but we are preparing to adapt. By focusing on the five key areas below, we can take San Francisco’s economic recovery forward, building toward a stronger post-pandemic future.

The areas of focus are:

• Filling vacancies and diversifying industries

•

•

•

•

downtown vibrancy

a clean and safe city

and improving access to downtown

our labor force

Over the coming months, we will be working on research, programs, and policies to address each of these foci with the goals of bringing workers back to San Francisco and adapting to what the future of work and industry in San Francisco looks like. We have weathered changes and reinvented ourselves throughout history, and I am con fident that San Francisco will emerge from this pandemic stronger than ever.

Filling Vacancies and Diversifying Industries

Source:

San Francisco needs diverse industries to support a resilient Downtown and economic core. We are the job center and eco nomic engine for the entire Bay Area. Our investment and focus on recruiting tech companies to San Francisco has created significant economic benefits for our city over the last decade, but no one could have foreseen how a once-in-a-generation pandemic would impact work habits. We can see now that diversifying our economy is a smart resilience strategy.

With our office vacancy rate at 22.4 percent right now, we have an opportunity to recruit new businesses, bring back priced-out companies, and invest in industries that bring a range of opportu nities to our residents. We succeeded with this strategy when we recruited life sciences to Mission Bay, now a hub of groundbreak ing research and innovation.

To support these efforts, we have contracted with the Bay Area Council and KPMG to research the impact of the COVID-19 pan demic within San Francisco’s Downtown and economic core, so we can better understand ongoing changes and the broader effects of those changes on the City. This research will lead to recommendations for actions San Francisco can take to support economic health, including strategic sectors to recruit. We also need to continue our work to make our Downtown a healthy mix of housing and office space.

Over the last 35 years, development in neighborhoods like Trans bay, Rincon Hill, Central SOMA, and Mission Bay has all added new homes and commercial space. In fact, over two-thirds of the hous ing built in San Francisco over the last three decades has been in or within one mile of Downtown. And that work continues. Right now, there is a proposal at 50 Main Street to rehab an office build ing that will include more than 800 units of new housing, along with commercial space, right in the heart of Downtown.

Our Office of Economic and Workforce Development is working to identify strategic opportunities to add housing in and around Downtown, whether through infill development, or conversion of other types of space to housing. Regarding conversion, housing is already principally allowed in the Downtown area, and conver sions are expensive. While no property owners have approached the City about conversion, we are open to any proposals that come forward. And conversion opportunities aren’t just about housing—there are also opportunities to convert spaces in office buildings or into life sciences or manufacturing spaces. But any conversions of office space are one piece of a larger Downtown revitalization effort.

Enhancing Downtown Vibrancy

vibrant area with at tractions that entice people to choose both to come to work and to visit for reasons beyond work. While longer-term strategies

Our Downtown core needs to be a diverse

Mobility in SF and the State Has Remained Fairly Flat

Percentage Change in Time Spent Outside Home and at Workplaces, San Francisco and California, Through August 2022

Percentage Change in Time Spent Away from Home & at Workplaces, (Indexed to Jan 3 Feb 6, 2020)

San Francisco: Time Spent Away from Home

San Francisco: Time Spent at Workplaces

California: Time Spent Away from Home

Feb-20 Mar-20 Apr-20 May-20 Jun-20 Jul-20 Aug-20 Sep-20 Oct-20 Nov-20 Dec-20 Jan-21 Feb-21 Mar-21 Apr-21 May-21 Jun-21 Jul-21 Aug-21 Sep-21 Oct-21 Nov-21 Dec-21 Jan-22 Feb-22 Mar-22 Apr-22 May-22 Jun-22 Jul-22 Aug-22

Source: Google Mobility, Opportunity Insights, https://tracktherecovery.org https://opportunityinsights.org/wp content/uploads/2020/05/tracker_paper.pdf

Note: Monthly Average

diversification are critical, economic vibrancy initiatives can take root more quickly as an interim strategy.

The City has a lot of advantages, including developed regional transit systems; a strong restaurant and bar scene; a stunning waterfront of promenades, plazas, and parks; and attractions like Oracle Park and Chase Center. San Francisco also has a ro bust and multifaceted arts-and-culture sector with world-class institutions, cutting-edge artists, and community-based cultural groups. By opening our public spaces and empty storefronts to the talents of these creative institutions and groups, San Fran cisco can make our downtown a more exciting place to visit for workers and residents.

A lot of this work has already begun, and it’s the most immediate thing we can do to support recovery. Examples of ongoing work include our recently funded budget efforts to:

• Support new festivals;

• Beautify and make improvements to public spaces with art installations by local artists;

• Fill vacant storefronts by partnering property owners with small businesses and artists;

• Launch campaigns aimed at attracting residents and visitors to our downtown; and

• Recruit entrepreneurs looking to start new businesses.

As these initiatives take hold and reveal what works to draw people downtown, we need to make permitting easier to help creative and effective ideas move forward quickly. And we are working on poli cies and incentives to propel the entry of new business, events, and other tenants that transform our downtown.

Maintaining a Clean and Safe Downtown

Our Downtown should be a welcoming, clean, and safe environ ment for residents, office workers, convention visitors, tourists, and small businesses. This has been a big focus for us over the last year. Our city workforce took a hit during COVID-19, including our po lice staffing and street cleaning workers, but our budget will fill two hundred vacant positions at the San Francisco Police Department, and we’ve recently made significant progress in hiring new work ers at Public Works, including street cleaners.

We have added ambassadors across our Downtown and sur rounding tourist areas to provide a consistent and welcoming presence and to be the “eyes on the street” so issues around the cleanliness and safety of our streets are known and addressed by

Level with New York

Weekly

Austin Los Angeles San Jose New York San Francisco

4/1/2020 5/1/2020 6/1/2020 7/1/2020 8/1/2020 9/1/2020 10/1/2020 11/1/2020 12/1/2020 1/1/2021 2/1/2021 3/1/2021 4/1/2021 5/1/2021 6/1/2021 7/1/2021 8/1/2021 9/1/2021 10/1/2021 11/1/2021 12/1/2021 1/1/2022 2/1/2022 3/1/2022 4/1/2022 5/1/2022 6/1/2022 7/1/2022 8/1/2022

our city departments. These ambassadors and our efforts around Moscone Center have received significant positive feedback from visitors. We’ve received thank-you notes, calls, and emails with stories about how our Welcome Ambassadors have added a per sonal touch that brightened someone’s day or offered a unique experience as part of their visit. In addition to working with our ambassador programs, our city departments are coordinating with our Community Benefit Districts, which have staff cleaning daily to ensure maximum coverage.

Source: Kastle Systems

(For more information on San Francisco’s ambassador programs, turn to page 18.)

One of the significant concerns we hear around public safety in cludes the proliferation of open-air drug dealing near Downtown. In 2022 so far, just in the Tenderloin, our police officers have made over three hundred drug arrests, seizing nearly fifty kilos of narcotics, including thirty-two kilos of deadly fentanyl. Our new District Attorney has pledged to bring real accountability to these arrests, especially for those dealers arrested multiple times or with significant amounts of drugs on them. This brazen drug dealing cannot be allowed, and we must keep pushing to deliver on these accountability measures.

We also know that there must be support for those struggling on our streets. We are adding significant new resources for those

struggling with mental illness, addiction, and homelessness. This includes ongoing plans to add:

• 400 new mental health treatment beds to the over 2,000 we already have;

• 1,000 shelter beds to the roughly 1,500 adult and youth beds we had as of July 1 to help more people transition off the street; and

• 3,000 units of permanent supportive housing (which began two years ago), so we have places for people to call home off the street.

Those resources are essential to bringing people indoors and getting them the help they need. But as we add these resources, we cannot continue to let the disruptive and dangerous activities continue on our streets.

Our next steps include quickly moving forward our recently funded Police Academy classes to fill those vacant positions. To be clear, law enforcement staffing is a national issue, not just a San Francisco issue, which is why we are working to better compete with other jurisdictions. This includes recruitment

Head Space

Written by ERIK HENRIQUES

An estimated 17,000 to 70,000 adults in San Francisco live with hoarding behaviors. Hoarding and cluttering are driving forces behind eviction and isolation for seniors, people with disabilities, and low-income indi viduals in San Francisco. These individuals often do not seek services due to the extensive stigma surround ing hoarding and cluttering challenges.

Over the past few decades, the number of possessions owned by the average person has increased dramati cally. For many individuals, the managing of possessions occupies little to no mental strife. For some of us, though, acquiring items is difficult to resist.

We end up with too many possessions. As we continue to collect things, the clutter starts to create prob lems in many different areas of our lives. Loved ones may begin to comment on how messy our homes are. Whether or not we agree, we often want to make some change but do not know where to begin. It can be overwhelming.

About Hoarding Behaviors

Hoarding behaviors are present in one’s life when:

• The individual has persistent difficulty discarding or parting with possessions, regardless of their objective value.

• The difficulty of letting possessions go is due to a perceived need to save them coupled with the distress associated with letting them go.

For people living with hoarding behaviors, their possessions take on a special meaning. The result is a stockpile of possessions that congests and clutters active living areas, significantly compromising a room’s intended use.

Hoarding behaviors are typically isolating and done in secrecy. When shame and guilt accompany these actions, one’s items are typically hidden away. Hoarding causes significant distress or impairment in social, occupational, or other important areas of functioning. When the number of possessions interferes with the person’s ability to live comfortably, hoarding behaviors cause distress in the individual’s life and their quality of life can dramatically decrease.

The Mental Health Association of San Francisco works to improve the quality of life for individuals living with hoarding disorders, preventing eviction and homelessness.

Types of Support for Hoarding

Hoarding behaviors are challenging and can be overwhelming for a person. Support can come in the form of:

Therapy —Cognitive-behavioral therapy (CBT) can be helpful for people living with hoarding behaviors. Evidence shows that CBT therapy can improve the level of clutter and how one feels about letting possessions go.

Professional Organizers —Trained organiz ers can be useful in helping a person sort and manage the possessions in one’s home.

Peer Support —Peer counselors are indi viduals with lived-experience with hoard ing behaviors. Peer counselors can provide one-on-one support, group (emotional sup port and treatment) counseling, and com munity presentations about hoarding.

Questions to Consider about Hoarding Behaviors

• Do you find it challenging to discard or let go of things?

• Do you have difficulty passing up a bargain, freebie, yard sale, or reading material?

• Are your rooms unusable for their purposes?

• Are you embarrassed for others to see the amount of stuff you own?

• Are you in financial or housing trouble because of your possessions?

Seeking Support for Hoarding

It’s not easy to treat hoarding behaviors, even when the person is prepared to seek help, but these behaviors can be overcome.

A primary treatment for hoarding is cognitive behavioral therapy (CBT). A therapist or trained peer counselor will help understand what makes it difficult to throw things away and the reasons why clutter has built up. CBT will be combined with practical tasks and a plan to move forward. It’s important the person takes responsibility for clearing the clutter from

their home. The therapist will support and encourage this.

Most people experiencing hoarding behaviors also experience co-occurring disorders—depression being the most common. Other common co-occurring disorders include generalized anxiety dis order, attention deficit disorder, obses sive-compulsive disorder, social phobia, substance use disorder, post-traumatic stress disorder, and bipolar disorder.

It is advised that individuals living with hoarding behaviors seek evaluation to determine if they experience a cooccurring disorder, which can be treated simultaneously.

Cognitive Behavioral Therapy (CBT)

CBT is a type of therapy that aims to help manage cluttering problems by changing how individuals think (cognitive) and act (behavior). It encourages peers to talk about how you think about yourself, the world, and other people. This reflection helps frame how your actions affect your thoughts and feelings. Regular sessions of CBT over a long period are usually necessary, and will almost always need to include some home-based sessions, work ing directly on the clutter. This requires motivation, commitment, and patience.

It can take many months to achieve the treatment goal, which is to improve a person’s decision-making and organiza tional skills, help them overcome urges to save, and ultimately, clear the clutter room-by-room.

The therapist won’t throw anything away but will help guide and encourage the person to do so. A therapist can also help develop decision-making strategies, while identifying and challenging under lying beliefs that contribute to the hoard ing problem.

The person gradually becomes better at throwing things away. They learn that nothing terrible happens when objects are discarded, and peers in CBT become better at organizing the items they end up keep ing. At the end of treatment, the person may not have cleared all clutter, but they

will have gained a better understanding of their problem. They will have a plan to help them continue building on their successes without slipping back into their old ways.

Peer Support at the Mental Health Association of San Francisco

The Mental Health Association of San Francisco (MHASF) has been a San Francisco nonprofit and a leader in peer recovery for hoarding and cluttering for 75 years. MHASF programs encourage community education, professional train ing, system linkages, peer support, and person-centered recovery. MHASF peerbased counseling and support services are designed to improve quality of life and prevent eviction and homelessness for individuals living with hoarding be haviors, while offering support to family members and professionals working with the challenges these behaviors present.

At the national level, MHASF has been a leader for over 20 years in providing sup port services for individuals with hoard ing behaviors. Our agency convenes stakeholders at the regional, national, and international levels to foster best prac tices and to promote stigma elimination, individual empowerment, and innovative practices for individuals and communities facing challenges related to hoarding and cluttering. We began as a small volunteer community group that met at MHASF’s of fices, called the Consumer Housing Group (CHG), which consisted of individuals who gathered to discuss challenges related to low-income housing. Many members of the group resided in supportive housing, and discussions often turned to their chal lenges with hoarding and the high rates of evictions due to hoarding behavior.

It wasn’t until 1997—as a result of a grass roots public education campaign spear headed by MHASF to raise awareness of community needs related to hoard ing—MHASF hosted the first and only conference (now a two-day International Learning Forum) and the first peer-led support group for hoarding and clutter ing. In 2001, MHASF and partners, includ ing clinicians, landlords, safety officers, and consumer advocates, established the

Consortium on Hoarding and Clutter ing. The Consortium provided peer-led support groups, as well as information and referral services. In 2006, MHASF received the National Mental Health America’s Innovation in Programming Award for its unique programs related to hoarding and cluttering.

With the support of the San Francisco Department of Aging and Adult Services (DAS), MHASF established the Institute on Compulsive Hoarding and Clutter ing (ICHC) in 2007, and then created the San Francisco Task Force on Hoarding. The primary objectives of ICHC were to educate service providers and family members, advocate for individuals at risk of eviction, and provide support for indi viduals seeking help. In 2009, MHASF and the San Francisco Task Force published “Beyond Overwhelmed,” one of the most comprehensive reports on the impact of compulsive hoarding and cluttering in the United States. Notably, the report showed that the overall costs to landlords and providers in San Francisco due to hoard ing and cluttering was estimated at $6.43 million per year.

Peer support is the process of giving and receiving encouragement and assistance to achieve long-term recovery for collecting behaviors as well as other mental health conditions. Peer counselors offer emotional support, share knowledge, teach skills, and provide practical assistance. They also con nect people with resources, opportunities, communities of support, and fellow peers in recovery. Peers offer their unique lived experience with mental health conditions to provide support focused on advocacy, education, mentoring, and motivation.

Current Peer Support for Hoarding Behaviors at MHASF

The COVID-19 pandemic has significantly altered MHASF’s peer support services for those living with hoarding behav iors. Due to local and State guidelines in March 2020, all MHASF services became remote. Before the pandemic, MHASF peer counselors provided the participants in our hoarding behaviors program with one-on-one peer support in the homes

of our participants, providing hands-on emotional and practical support for those experiencing hoarding behaviors. Since March 2020, one-on-one hoarding support has been offered in a telehealth format via Zoom and telephone.

MHASF has continued our group support for those living with hoarding behaviors during the pandemic. We have been suc cessfully able to provide our group sup port in a telehealth format. MHASF offers a variety of support groups for hoard ing behaviors, including several drop-in groups; a support group for family and friends of people experiencing hoarding; a hoarding support group specifically available to LGBTQ older adults (55+); and a treatment group facilitated by a therapist and a peer counselor.

In the coming few months, MHASF is seek ing funds to resume in-person one-on-one and group support. Many of our par ticipants have thrived with our telehealth format. However, there are other individu als that prefer in-person support, due to technology limitations or the desire to meet with others in-person. This personal touch can further enhance the treatment out comes in the lives of many.

To make a donation to MHASF, visit mental healthsf.org

Erik Henriques is the Mental Health Association of San Francisco’s (MHASF) Director of Peer Services. Erik is a peer living in recovery with mental health challenges. He oversees MHASF’s Social Support for Hoarding and Collecting Behaviors program.

On the List.

www.sfaa.org

LOCAL RESOURCES FOR HOARDING

DEBTORS ANONYMOUS (DA)

DA is a 12-step recovery program modeled after AA for under-earners or over-spenders. DA offers free face-to-face, Zoom, and phone meetings, but zone charges apply.

www.debtorsanonymous.org

800-421-2383

SOCIAL SECURITY PAYEE PROGRAM

This program provides assistance with financial management for people who receive social security checks of any type.

www.socialsecurity.gov/payee

800-772-1213

ADULT PROTECTIVE SERVICES (APS)

APS addresses various types of abuse, including self-neglect (excessive collecting) for elders and adults with disabilities. Social workers provide counseling and case management.

www.sfhsa.org/138.html

SF HUMAN SERVICES AGENCY

This is the entry point to receive a wide range of services in San Francisco from general assistance funds to Medi-Cal health insurance. Call ahead to be routed to the correct department for your needs.

415-557-5000 9:00 to 5:00 or 311 24-hours a day

THE INSTITUTE ON AGING (IOA)

IOA offers case management for seniors and persons with disabilities, including money management. The friendship line is a 24-hour chat line providing emotional support. The “Support at Home” service provides hands-on clean-up support for a fee.

www.ioaging.org

The Friendship Line: 888-670-1360 | Main line: 415-750-4111

IN-HOME SUPPORTIVE SERVICES (IHSS)

Through the Department of Aging & Adult Services, IHSS provides home-care services for older adults and individuals with disabilities. Free or sliding scale, based on income.

www.sfhsa.org/137.html

415-355-6700

RECOLOGY OF SAN FRANCISCO

Free curbside pickup of ten large items, such as sofas, and ten boxes, once per year for apartments and twice per year for houses.

www.recologysf.com

415-330-1400

POSTAL CHASERS

Postal Chasers provides paper shredding at $1/pound of paper. There are four locations in San Francisco, and customers can be present to watch the shredding if they’d like.

www.postalchase.com

415-567-7447

COMMUNITY THRIFT

Community Thrift accepts donations on behalf of over two hundred charities (including MHASF). They sell donated items and disburse a portion of the proceeds to the charity of your choice.

www.communitythriftsf.org

415-861-4910

HOARDING BEHAVIOR SUPPORT

GOODWILL INDUSTRIES

The thrift store receives donations at various locations throughout the Bay Area. They also have a waiting list for curbside pick-up. Call to schedule a pick-up appointment.

www.sfgoodwill.org

General Information: (415) 575-2100 | Pick-up Service: (415) 575-2137

CLUTTER-FREE ORGANIZING SERVICES

This website is a massive resource for services to assist in the process of decluttering. They help with organizing and cleaning for a negotiated fee.

www.clutterfreeservices.com/resources.html (415) 346-3205

CLUTTERERS ANONYMOUS (CLA)

CLA is a 12-step recovery program for clutterers. It is modeled after Alcoholics Anonymous. CLA offers free face-toface, Zoom, and phone meetings, but zone charges apply. clutterersanonymous.org

(415) 378-5446 (ask for Larry) | (866) 402-6685

THE MENTAL HEALTH ASSOCIATION OF SAN FRANCISCO

Peers provide emotional support and referrals online and by phone 24 hours a day. Free decluttering support groups are available over Zoom and by phone.

www.mentalhealthsf.org

Main line: (415) 421-2926 | Warm Line: (855) 845-7415

SF COUNTY BEHAVIORAL HEALTH ACCESS LINE

Access Line is the entry point for mental health services in San Francisco. It offers 24-hour referrals to specialty behavioral health services. (888) 246-3333

SF PUBLIC LIBRARY

Library cardholders may use branch computers for up to two hours a day for free. The library also has computer classes for adults and seniors. Check with branches for specific info. sfpl.org

Main Library: (415) 557-4400

CROSSROADS TRADING COMPANY

Get 35% instant cash or 50% store credit after your used goods have been sold by this store that specializes in mostly clothing. crossroadstrading.com (415) 552-8740

URBAN ORE

Urban Ore takes virtually any reusable item and gives an 10% cash or 20% credit after items have been sold. Some pick-up available. www.urbanore.com (510) 841-7283

THE OBSESSIVE-COMPULSIVE DISORDER FOUNDATION

The Bay Area affiliate of the International OCD Foundation (IOCDF). www.ocdbayarea.org (415) 273-7273

CODE ENFORCEMENT OUTREACH PROGRAM

CEOP provides support to tenants, owners and DBI, so the city and community can work together to bring rental housing into code compliance.

For Crying Out Loud

written by VARIOUS AUTHORS

Q. What must we do when residents in our buildings lodge noise complaints against their neighbors?

A. This question has come up more often now that folks are often working from home and, as such, are spending more time in the building. As a result, owners and managers are increasingly receiving complaints such as: “My neigh bor’s dog keeps barking”; “The person next to me is playing their television late at night”; and “I hear the children down the hallway screaming in the morning.”

Please do not ignore these complaints! Rather, as rental housing providers, you have an obligation to investigate and address the problem with the folks who are complaining, AND with the ten ants that may or may not be creating an unreasonable disturbance. You do not need to take sides unless you have sound evidence that someone is creating unreasonable levels of noise. Still, you should diligently investigate the matter by contacting the household alleged to be creating the problem, and noticing them that others in the building are not happy with what may be occurring.

According to the Rent Board, the fol lowing procedures should occur: “A landlord must investigate and reason ably respond to a tenant’s complaint about excessive noise from other ten ants in the building. Such reasonable

investigation could entail discussions with the complaining tenant and the other occupants of the subject unit to determine the scope and nature of the problem; informing the complaining tenant of any additional information that would be helpful to the landlord’s inves tigation, such as calling the landlord at the time of the disturbances to allow the landlord to witness them, recordings, or police reports; talking to the offend ing tenant; setting up a meeting of the affected parties to discuss the issue; inspection of the apartment where the noise is coming from to determine that tenants’ compliance with lease require ments concerning rugs and whether any other alterations could be done to re duce the noise problem; and implemen tation of a plan of progressive action to ensure that the problem is addressed.”

Suggesting mediation is also an option. The Rent Board provides a forum for aggrieved tenants to work out a solu tion, although the process is voluntary and both sides must be willing to meet with a Rent Board Administrative Law Judge (ALJ). Sometimes, no amount of informal effort achieves a satisfactory result, and you may have to contact your attorney to commence more formal processes should all else fail. But please take prompt and definitive action to ad dress the complaints.

Staying out of the dispute is not an op tion. Indeed, by acting passively, the

aggrieved residents may succeed in lowering their rent through a Rent Board petition or, worse yet, prevail in a civil action against you in superior court. Therefore, always take these matters seriously, creating and implementing a meaningful plan of action.

—Dave Wasserman

Q. After a one-year lease expires, can I require that tenants sign another oneyear lease rather than going month-to-month?

A. The word “require” is going to take some unpacking. Landlords are often surprised to learn that the language in their lease—the terms they bargained for with their tenants—don’t necessarily equate with enforceability these days. Some obvious stuff: in the 1970s, our Supreme Court first found an implied warranty of habitability in residential leases. (The modern tenant was no lon ger contracting for an interest in land but for a place to live.) Any waiver of this term would be unenforceable.

Decades into rent control, landlords were vigilant to ward off “waiver traps” to lose their right to vacancy decontrol, and they understandably wanted to monitor (and ideally prevent) sublet ting. San Francisco legislated absolute prohibitions right out of your lease in 1999 (provided it was a one-for-one replacement). It eliminated that cap in 2015 (provided occupancy didn’t exceed a person-per-bedroom limit).

When we talk about the ability to “re quire,” there must be an ultimatum. In

Housing providers are obligated to address unreasonable disturbances with all parties.

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Founded

The

firm

Ashley E. Klein

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

Ashley E.

detainer,

Disputes

clients

from real estate

defense,

matters.

about their rights and options

2016, the Court of Appeal evaluated a lease provision requiring renters’ insurance and dictating that any breach was a “forfei ture” of the lease (meaning the landlord could, among other things, seek to recover possession). The Court found a “material ity” requirement in evicting for breach of lease, observed that insurance was for the benefit of the tenant, not the landlord, and reversed the judgment in favor of the ten ant. This is not to say that eviction is the only solution to a tenant’s breach. (Though when was the last time you took your ten ant to small claims court to collect your $35 late fee?)

Ordinance,

rent control regula tions

the

A. Jeanne Grove

Act.

Managing Partner of Sonoma Office

of

Disputes

Estate

Laura L. Campbell

Use Disputes

Laura

Now, lease renewal is somewhat differ ent. Unlike breaching a lease, this “just cause” is based on refusal to continue to be bound by it for another term. Of course, even a month-to-month tenancy “renews” the previous contract provisions, so no amount of arm-folding is going to allow a tenant to evade their obligations. But in an era where even the payment of rent can apparently be excused, why is this still a just cause for eviction?

Theoretically, a landlord wants year-term leases to add some predictability in their management. I’ve only actually seen this successfully used once: a lender needed to see a written lease, and the tenant ada mantly refused. As it turned out, they had lied about an inaccurately low rent in an estoppel statement and were reluctant to double down on the deception. The point is that, in bringing a fault-based eviction these days, the equities should lead any rea sonable person to believe the landlord had no choice. There are suitable circumstances for this one, but you should make sure an eviction is justified if you want to pursue it when your tenants refuse to comply.

—Justin A. Goodman

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

A. Leadbetter

denise@kosterleadbetterlaw.com

Koster

thomas@kosterleadbetterlaw.com 415-680-0023

UPCOMING

sfaa 2022sfaa2022calendar

November

TUESDAY, NOVEMBER 1

Renting to Residents with Limited English Proficiency Webinar Zoom Webinar

11:00 a.m. to. 1:00 p.m.

MONDAY, NOVEMBER 7

of Directors Mtg. 11:30 a.m.

SFAA MEMBER MEETINGS ARE HELD VIRTUALLY DUE TO COVID-19. FOR TOPICS AND SCHEDULES, VISIT SFAA.ORG.

IN-PERSON MEETINGS WILL RESUME SEMI-ANNUALLY NEXT YEAR. MARK YOUR CALENDARS FOR THE FIRST IN-PERSON MEETING: MARCH 15, 2023.

WEDNESDAY, NOVEMBER 19

WEDNESDAY, NOVEMBER 30

You Bet Your Assets Webinar Zoom Webinar System

11:00 a.m. to. 11:30 a.m.

SFAA office will be closed November 11th in observance of Veterans Day, November 24th & 25th in observance of Thanksgiving, December 23rd & 26th in observance of Christmas and December 30th & January 2nd in observance of New Year’s Eve.

RENT BOARD FEE

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

2016-2017 $20.00

2015-2016 $18.50

2014-2015 $18.00

2013-2014 $14.50

2012-2013 $14.50

2011-2012 $14.50

2010-2011 $14.50

2009-2010 $14.50

2008-2009 $14.50

2007-2008 $13.00

2006-2007 $11.00

2005-2006 $10.00

2004-2005 $11.00

2003-2004 $21.50

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

sfgov.org/rentboard

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

Invite an applicant to apply via an online application customized to SFAA’s criteria.

You can also publish your available rental on Intellirent across mulitple ILSs.

RATES

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices.

Renters pay the $40 application fee, which covers your costs.

For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”

Please note that the maximum you can charge a tenant for screening services is $49.12.

CONTACT INTELLIRENT FOR MORE INFORMATION:

CAPITAL IMPROVEMENTS

The capital improvement interest rates for 3/1/22 through 2/28/23 are listed below:

AMORTIZATION INT. RATE MULTIPLIER

7 YEARS 1.1% .01237

10 YEARS 1.4% .00894

15 YEARS 1.7% .00630

20 YEARS 1.9% .00501

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

03/01/22 - 02/28/23 0.1%

03/01/21 - 02/28/22 0.6%

03/01/20 - 02/28/21 2.2%

03/01/19 - 02/29/20 2.2%

03/01/18 - 02/28/19 1.2%

03/01/17 - 02/28/18 0.6%

03/01/16 - 02/28/17 0.2%

03/01/15 - 02/29/16 0.1%

03/01/14 - 02/28/15 0.3%

03/01/13 - 02/28/14 0.4%

03/01/12 - 02/28/13 0.4%

03/01/11 - 02/29/12 0.4%

03/01/10 - 02/28/11 0.9%

03/01/09 - 02/28/10 3.1%

03/01/08 - 02/28/09 5.2%

03/01/07 - 02/29/08 5.2%

ALLOWABLE RENT INCREASES

2022 – 2023: 2.3%

Effective March 1, 2022, through February 28, 2023, the allowable annual rent increase is 2.3 %. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided.

ALLOWABLE RENT INCREASES

PERIOD AMOUNT

03/01/22 - 02/28/23 2.3%

03/01/21 - 02/28/22 .7%

03/01/20 - 02/28/21 1.8%

03/01/19 - 02/29/20 2.6%

03/01/18 - 02/28/19 1.6%

03/01/17 - 02/28/18 2.2%

03/01/16 - 02/29/17 1.6%

03/01/15 - 02/29/16 1.9%

03/01/14 - 02/28/15 1.0%

03/01/13 - 02/28/14 1.9%

03/01/12 - 02/28/13 1.9%

03/01/11 - 02/29/12 0.5%

03/01/10 - 02/28/11 0.1%

03/01/09 - 02/28/10 2.2%

03/01/08 - 02/28/09 2.0%

03/01/07 - 02/29/08 1.5%

03/01/06 - 02/28/07 1.7%

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

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

LAWYERS EQUITY EXCHANGE Brian Fogarty 415-701-1234 www.lex1031.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 415-695-2700 www.que-arch.com

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com

ATTORNEYS

BARTH CALDERON, LLP

Paul Hitchcock 415-577-4685 Paul@barthattorneys.com

BORNSTEIN LAW

Daniel Bornstein, Esq. 415-409-7611 www.bornstein.law

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

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

KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com

FRIED, WILLIAMS & GRICE CONNOR Clifford E. Fried 415-421-0100 www.friedwilliams.com

HERZIG & BERLESE Barbara Herzig 415-861-8800 bherzig@hbcondolaw.com

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein (650) 877-8288 ilene@hochsteinlaw.net

KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com

LAW OFFICES OF DENISE A. LEADBETTER Denise Leadbetter 415-713-8680 www.leadbetterlaw.com

LAW OFFICE OF MICHAEL HEATH Michael Heath 415-931-4207 Mheath_law@sbcglobal.net

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

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

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

MCLAUGHLIN SANCHEZ, LLP Michael McLaughlin 415-655-9753 www.msllp.law

NIVEN & SMITH Leo M. LaRocca 415-981-5451 leo@nivensmith.com

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

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

WASSERMAN Dave Wasserman 415-567-9600 Dave@wassermanoffices.com www.davewassermansf.com

WIEGEL LAW GROUP Andrew J. Wiegel 415-552-8230 www.wiegellawgroup.com

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

COMMERCIAL/RETAIL LEASING SERVICES

BLATTEIS REALTY CO. David Blatteis 415-981-2844 www.sfretail.net

CONSULTANTS: PERMITS & PLANNING

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

CONTRACTORS

DECK & BALCONY INSPECTIONS, INC. Dan Cronk 916-548-6943 dan@deckandbalconyinspections.com

CORPORATE RENTALS

AMSI Robb Fleischer 415-447-2020 www.amsires.com

CREDIT REPORTING

INTELLIRENT Cassandra Joachim 415-849-4400 www.myintellirent.com

DRAIN SERVICES

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

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com

ENVIRONMENTAL CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ESCAPE ARTISTS

Jabal Engelhard 415-279-6113 www.sfescapeartists.com

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

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

VALET LIVING Briana Sellers 813-613-5073 briana.sellers@valetliving.com www.valetliving.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

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

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com

INTERNET SERVICES PROVIDERS

COMCAST/XFINITY Michael Juliano 925-495-9922 www.xfinity.com

LENDING / FINANCIAL SERVICES

FIRST FOUNDATION BANK Michelle Li 415-794-2176 www.ff-inc.com

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

CHASE COMMERCIAL TERM LENDING Sharon Groenendyk 415-315-8464 www.chase.com/commercialbanking

LOCKSMITHS

CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086

WARMAN SECURITY

Peter Badertscher 415-775-8513 www.warmansecurity.com

MAINTENANCE REPAIR SERVICE

MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com

OGREENA

Christopher Sheilds 510-899-0238 jenniferbenassi@ogreena.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

PACKAGE SERVICE

FETCH

Dan Beary 978-503-9540 dbeary@fetchpackage.com

PAINTING CONTRACTORS

KRUITPAINTING, INC.

Pieter Kruit 415-254-7818 www.kruitpainting.com

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 415-822-2011 www.tarapropainting.com

PAINTING SUPPLIES

DUNN-EDWARDS PAINTS

Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com

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

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 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

MELGAR REAL ESTATE SERVICES Suzy Melgar 650-745-8186 info@mresbayareahomes.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

AYS MANAGEMENT Kevin Newsome 510-708-0165 ayspropertymanager@gmail.com

BEAM PROPERTIES, INC. Darius Chan 415-254-8679 darius@sfbeam.com

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

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

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

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

DEWOLF REALTY CO. INC.

William A. Talmage 415-221-2032 www.dewolfsf.com

EBALDC Felicia Scruggs 510-287-5353 FScruggs@ebaldc.org

EMBC Nancy Wong (707) 584-5123 www.ebmc.com nancywong@ebmc.com

EQUITY ONE Brenda M. Obra 415-441-1200 www.equity1sf.com

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

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

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

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

HOGAN & VEST INC. Simon Wong 415-421-7116 hoganvest.com

property management

The following

HRH REAL ESTATE SERVICES CORPORATION

Renee A. Engelen (415) 810-6020 www.hrhrealestate.com

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

JACKSON GROUP

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

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 415-648-1516 www.lingschrealty.com

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

MLCSPACES, INC.

Naeem Farhokhnia 415-273-9861 naeem@mlcspaces.com

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

the

maria@sfaa.org or 415-255-2288 x 10.

of

ADVENT PROPERTIES, INC.

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

AMSI Robb Fleischer 415-447-2020 www.amsires.com

CECCHINI REALTY CO.

Dante Cecchini, CCRM 415-550-8855 www.cecchinirealty.com

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

DEWOLF William Talmage 415-221-2032 www.dewolfsf.com

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 415-648-1516 www.lingschrealty.com

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

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

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

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 415-386-3111 www.slrealty-sf.com

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

SUTRO PROPERTY MANAGEMENT, INC. Salman Shariat 415-341-8774 www.sutroproperties.com

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

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

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

VESTA ASSET MANAGEMENT Paul Griffiths 415-360-9292 x 1 paul@vesta-assetmanagement.com

NEW GENERATION INVESTMENTS

Jonathan Ng 415-735-8233 jtng.ngi@gmail.com

OPEN WORLD PROPERTIES

Jonathan Daryl Fleming 510-250-0946 jonathan@openworldproperties.com www.Openworldproperties.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

PROEQUITYAM

Frank Bumbalo 415-531-2669 frank@proequityam.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

RNB PROPERTY MANAGEMENTGOLDEN GATE Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com

SAN FRANCISCO RENTAL CONCIERGE Danielle Mahoney 415-532-0041 danielle@sfrentalconcierge.com www.sfrentalconcierge.com

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

SIGNATURE REALTY PROPERTY MANAGEMENT Paul Montalvo 650-364-3167 paul@paulmontalvo.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

VERTEX PROPERTIESS

Craig Berendt 415-608-3050 craig.berendt@gmail.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 385-355-4361 dana@hemlane.com

PROPERTY ATLAS

Serina Calhoun 415-922-0200 serina@mypropertyatlas.com

YARDI Kelly Krier 805-699-2040 kelly.krier@yardi.com

REAL ESTATE APPRAISALS

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

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

CHUCK & ASSOCIATES Kevin Chuck 415-595-5832 chuckassoc@gmail.com

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

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

COLLIERS INTERNATIONAL Payam Nejad 415-288-7872 www.colliers.com/payam.nejad

COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com

COMPASS COMMERCIAL BROKERAGE Chris J. Connor chris.oconnor@compass.com

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

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

COMPASS COMMERCIAL BROKERAGE Jay Greenberg (415) 378-6755 jay@jayhgreenberg.com

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 (415) 370-7077 jason@iconsf.com

JHG415, INC. Jay Greenberg 415-378-6755 jay@jayhgreenberg.com

KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com

KILBY STENKAMP-VANGUARD PROPERTIES Kilby Stenkamp 415-370-7582

LESLIE BURNLEY Leslie Burnley 415-717-8709 leslie.j.burnley@gmail.com leslieburnley.com

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

MAVEN PROPERTIES

Matthew Sheridan matt@mavenproperties.com

MORGAN REAL ESTATE ADVISORS, INC. Laurence Morgan 415-300-6503 laurence@morganrealestateadvisor.com www.morganrealestateadvisor.com

S&L REALTY

Robert Link 415-386-3111 www.slrealty-sf.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

CITY REAL ESTATE Arthur Tom 415-987-6788 art@cityrealestatesf.com cityrealestatesf.com

COMPASS COMMERCIAL BROKERAGE Trigg Splenda 415-593-8616

KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com

MARCUS MILLICHAP

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

REFINISHING / RESURFACING SERVICE

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

RENT BOARD PETITIONS

PROPERTY MANAGEMENT SYSTEMS Michelle L. Horneff-Cohen 415-661-3860 www.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

COSTAR

Aj Herlitz (844) 459-1495 www.costargroup.com aherlitz@costar.com

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

REALPAGE Stacey Blackwell 972-820-3015 stacey.blackwell@realpage.com www.realpage.com

ZUMPER, INC. Connor Hodges 949-702-1508 connor@zumper.com www.zumper.com

RESIDENTIAL LEASING

GORDON CLIFFORD PROPERTIES, INC. PatrickClifford 415-613-7694 patrick@gcpropertiessf.com

HAMILTON FAMILY CENTER Mayo Lunt 510-763-8540 x230 www.hamiltonfamiles.org

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

J. WAVRO ASSOCIATES

James Wavro 415-509-3456 www.jwavro.com

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

LINGSCH REALTY

Natalie M. Drees 415-648-1516 www.lingschrealty.com

RELISTO Eric Baird 415-236-6116, x101 www.relisto.com eric@relisto.com

RENTALS IN S.F. Jackie Tom 415-409-3263 www.rentalsinsf.com

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

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

VERTEX PROPERTIES

Craig Berendt 415-608-3050 www.berendtproperties.com

ROOFING

AGUILERA CONSTRUCTION & ROOFING Javier Aguilera (707) 495-3932 javier@aguileraco.com

SECURITY

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

TRKA AMERICAS Isabella Restrepo 407-735-1728 irestrepo@trakausa.com

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION Behnam Afshar 510-595-1994,

www.baiconstruction.com

W.

Charles

650-638-9546 www.wcharlesperry.com

WEST

Homy

510-271-0950 www.wcpc-inc.com

STAFFING

BG MULTI-FAMILY Shannon

714-654-9498 svalentino@bgmultifamily.com

SUBMETERS

LIVABLE

Daniel Sharabi 415-937-7283

TENANT PLACEMENT

CAZERIA,

Julia D’Antonio 415-754-5373

WATER

WATER

WATERPROOFING

ad index NEED A PROFESSIONAL CONTRACTOR OR

ACCOUNTANTS Shwiff, Levy & Po 65

ALARM COMPANIES AEC Alarms 31

ARCHITECTURE & DESIGN SERVICES Openscope Studio 47

ATTORNEYS Fried, Williams & Grice Conner LLP 49 Kaufman, Dolowich & Voluck 46 Koster & Leadbetter, LLP 47 Zacks, Freedman & Patterson, PC 60

BANKS & LENDING SERVICES Luther Burbank Savings 45

CONTRACTORS Pribuss Engineering, Inc. 63

FIRE ESCAPE CONTRACTORS Great Escape Fire Escape 63

LAUNDRY SERVICES WASH 49

LOCKSMITHS Crown Lock & Safe 48 Warman Security 65

PAINTING CONTRACTORS Colores Painting 48 Kruit Painting 62 Pac West Painting 64

PETITION SERVICES Rent Board Passthroughs 14

PROCESS SERVERS / PRIVATE INVESTIGATORS Rhino Process Serving, LLC 64

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING Gaetani Real Estate, Inc. 68 Maven Maintenance 39 MLC Spaces 19 Real Management Company 60 Rentals in SF 44 Vertex Properties 6 West Coast Property Management 44

PROPERTY MANAGEMENT SOFTWARE Yardi Breeze 15

REAL ESTATE BROKERS Amore Real Estate 62 Coldwell Banker Commercial / McGue 13 Coldwell / Caravelli 43 Colliers / Devincenti 2 Compass / Antonini 67 Compass / Bonn & Webb 17 Compass / Filly 11 Compass / Greenberg & Splenda 3 Compass 35 HRH Real Estate 45 Kay Properties 27 Marcus & Millichap 36-37 Maven Multifamily 29 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 18

UTILITIES BILLING SERVICES Livable 50

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recommendation by SFAA, express or

of the advertiser or any goods or

and retention bonuses recently included in our budget for attracting recruits and keeping veteran police staff. We also need a longer-term staffing plan for our next budget cycle so that we aren’t just backfilling empty positions, but growing our staffing to meet the voter-mandated staffing levels.

Improving and Expanding Connections to Downtown

We need a safe and reliable transporta tion system that makes it easy for both local and regional travelers to access Downtown and have a positive experi ence on transit and when traveling by vehicle to the office. When people have more flexibility around their schedules, knowing that their ride to work will be ef ficient, safe, and clean is more important than ever.

Our Downtown is fortunate to be central to local and regional connections. We have our SFMTA subway bringing people from throughout San Francisco, BART stations up and down Market Street, and Caltrain in SOMA. We have ferry services landing right at the Embarcadero. Taking advan tage of these regional connections is es sential for our recovery.

We’ve made significant progress with Van Ness BART opening recently, and the Central Subway is scheduled to open soon. Regional ferry service has expanded dur ing the pandemic. We also dramatically expanded the SOMA Bike Network during the pandemic, creating a connected net work throughout the neighborhood, mak ing it easy to get around and ride north from Caltrain.

While Muni ridership recovery in our neighborhoods is going well, it hasn’t returned to the same level as Downtown. But there are options for people to get downtown efficiently—SFMTA is currently providing more downtown service than the current demand. And although the ex press routes aren’t back in service, Muni’s rapid routes are moving riders as quickly as the express routes previously did.

Our current focus is on getting people com fortable to be back on transit, including when they arrive at our San Francisco sta tions. I’ve asked SFMTA to work with BART on assessing and improving our stations for cleanliness and safety. We also have a staff ing shortage at SFMTA, with 1,200 vacant positions for transit operators, mechanics, and maintenance workers that will hamper our recovery. We are working aggressively to staff up and train more operators. We were able to hire 237 transit operators in the last fiscal year, and we have hired an additional 107 operators since then and are actively recruiting more.

Growing Our Labor Force

We need to ensure that all businesses have access to workers. We are adding jobs and have strong growth, particularly in our professional sectors, but we still have 30,000 hospitality industry jobs that have not yet come back. As our tourism industry recovers and other sectors in our city continue to grow, they need qualified candidates. However, our unemployment rate is at a record 1.9 percent, despite hav ing 13,000 fewer workers employed than before the pandemic.

This is partly the result of a reduced labor force—another national phenomenon that San Francisco is also grappling with. We are seeing the effects of that reduced supply as we’re challenged with hiring government workers, like police officers and transit operators, and I know our small businesses, retailers, and entertainment industries are all facing the same roadblocks.

The good news is that we have strong work force development programs through our Office of Economic and Workforce Devel opment. We’re training much-needed emer gency medical services personnel through our City EMT in partnership with the San Francisco Fire Department.

CityDrive is preparing commercial drivers for SFMTA transit operator and Teamster shuttle driver positions. Our CityBuild partnership with the Building Trades and City College is helping construction work ers get back to work while training the next generation of union apprentices. And

our Hospitality Initiative is supporting people who were dislocated during the pandemic to return to work as we con tinue to advance our economic recovery.

But while we will continue to invest in programs like these to prepare candi dates with the skills they need, we must also grow the size of the pool. We are suffering from a critical lack of housing, so our work to streamline and build more housing—not just in the Downtown core, but all over the city—is essential. Our plans to meet our state-mandated goals of adding 82,000 new homes in the next eight years are absolutely essential to our recovery and making our city more resil ient to future shocks that could impact our labor force.

These five areas of focus will serve as the foundation for our work over the coming months around supporting our Down town and Economic Core. The City can not—and will not—do this alone. We will be working with the private sector and leading civic organizations to continue this work. This is about everyone recog nizing what needs to be done and work ing together on solutions, whether from the City or any of our partners, to move our City forward.

This content was reprinted with permission and edited for space and clarity.

Get information on SFAA

from SF Apartment

at www.sfaa.org

California Coastal

subdivisions, commercial and residential

fore planning commissions, city councils,

Robert Little’s practice focus es on real es tate litigation, including chal lenges to local ordinances and administra tive decisions, landlord/ten ant disputes, property rights, and land use. Robert received a J.D. and M.B.A. dual de gree from the University of Wyoming, where he focused on environmental and business law.

601 Montgomery Street, Suite 400, San Francisco, CA 94111 www.zfplaw.com

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

Laura Strazzo Attorney at Law

Brian O’Neill Attorney at Law

Robert Little Attorney at Law

You Bet Your Assets! sfaa’s

Everything you need to know about ESA processing and more. Service or support? HUD or DOJ? FHA or ADA? Do you know the differences?

In this session, we’ll discuss assistance animals and accommoda tion requests—from the 101 basics to the 2020 HUD Assistance Animal Notice. Both on-site teams and regional management will appreciate the content that we’ll cover on one of the hottest HUD complaint topics.

Instructor: Victoria Coward, CPM, NAAEI Faculty Director of Education and Outreach Pet Screening. Counts toward 1 credit towards CEC.

DATE & TIME:

Wednesday, November 30 10:00am – 11:30am

COST

Members: $45 Nonmembers: $65

REGISTRATION: Contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org

WEBINAR

Once you complete registration you will be sent a separate link to register for the Zoom system.

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT)

Get prepared and be involved. NERT is a communitybased training program that takes a neighbor-helping-neigh bor approach, creating lifelines between families, neighbors, and San Francisco’s emergency responders.

NERT is a free training program for individuals, neighbor hood groups, and community-based organizations in San Francisco. Individuals learn the basics of personal prepared ness and prevention. Participants learn hands-on disaster skills that will help them as members of an emergency re sponse team and/or as a leader directing untrained volunteers during an emergency, allowing them to act independently or as an adjunct to City emergency services.

Enrollment is easy! Want to host a NERT training in your San Francisco building or neighborhood? Classes will be scheduled based on program need and location. To request a class, you must have thirty sign-ups and an ADA compliant space able to accommodate at least eighty people.

Neighborhood Emergency Response Team (NERT) (415) 970-2022

SFFDNERT@sfgov.org

NERT Class Sign-Up Hotline (415) 970-2024

application has been submitted on or after January 1, 2020, must occur no later than six years following the issuance of a certifi cate of occupancy.

The above information was written by Reuben, Junius & Rose Attorney Michael Corbett.

Legislation Proposed for Rent Control on New Housing Developments

Supervisors Aaron Peskin and Matt Dorsey have introduced a bill to impose rent con trol on new housing developments through Home-SF, San Francisco’s local density bonus program.

Home-SF was passed in 2016 (Supervisor Ahsha Safaí and former Supervisor Katy Tang) and requires that 20 to 30 percent of residential units be affordable, while expe diting and increasing heights allowances for projects in the program.

Under the proposed legislation, devel opers would be able to choose between the existing Home-SF rules—additional affordable units in exchange for height— or they could agree to make the building rent controlled.

Restrictions Loosened for Educator Housing

Governor Newsom signed legislation (AB 2295) that will permit school districts to build staff housing on their property with out rezoning (as long as the land is adjacent to a parcel zoned residential). The law will be in effect from January 1, 2024 through January 1, 2033.

The bill allows for school districts to convert unused buildings or develop on vacant parcels that are already largely developed. The housing projects must include ten housing units: at least 30 percent of the units must be affordable to lower-income households, and the remaining units must be affordable- to moderate-income households. Any un rented units can be offered to employees of neighboring school districts.

Statewide, there’s potential to develop about 75,000 acres of school property for educators and school district staff. While the projects will be exempt from some fed eral and state requirements local building and design requirements will apply.

San Francisco Unified School District re cently broke ground on its first affordable housing development for teachers. The apartment building will have 135 affordable housing units (varying in sizes) on 43rd Av enue between Judah and Irving Streets in the Sunset District. According to Anne Stan ley, spokeswoman for the Mayor’s Office of Housing and Community Development, “For a three-person household, the maxi mum income would be $150,000 a year.”

Troy Flint, spokesperson for the California School Board Association, said that he has received at least fifty requests from Califor nia school districts regarding converting district property into teacher housing.

SFAA Updates

SFFD Toy Drive: The San Francisco Fire Fighters Toy Program believes that no child should be without a toy during the holiday season. SFAA is hosting a donation barrel through the end of the year to support this charity. Stop by the office with a new, un wrapped toy to contribute.

SFAA Office Reopening Status: As the SFAA continues a hybrid in-office work model, members are welcome to make an appointment to visit the office. However, please refrain from coming in person if you have tested positive for, were ex posed to, or have symptoms of COVID-19.

The best way to have your questions answered is through email: Member Questions@sfaa.org. And just a friendly reminder, timely payment of membership dues is the best way to help the association help you.

SFAA Member Meetings: The first in-per son member meeting since the 2020 shelterin-place is scheduled! Mark your calendars for March 15, 2023.

TIS THE SEASON

We can all agree that this year has been tough in different ways for just about everyone. If you’re looking for ways to give back this holiday season, consider supporting your community through these local organizations.

HOMELESS PRENATAL PROGRAM

homelessprenatal.org/donate

A nationally recognized family resource center in San Francisco that em powers homeless and low-income families, particularly mothers motivated by pregnancy and parenthood, to find within themselves the strength and confidence they need to transform their lives.

MEALS ON WHEELS

mowsf.org/donate

Help make the holidays cheerier for thousands of San Francisco seniors by donating to Meals on Wheels. Meals on Wheels provides a network of services that allows seniors to live in their homes with dignity and inde pendence. They are the only organization in San Francisco that offers two home-delivered, nutritionally tailored meals every day, seven days a week.

MENTAL HEALTH ASSOCIATION OF SAN FRANCISCO

mentalhealthsf.org

MHASF has been a San Francisco nonprofit and a leader in peer recovery for hoarding and cluttering for 75 years. MHASF peer-based counseling and support services are designed to improve quality of life and prevent eviction and homelessness for individuals living with hoarding behaviors while offering support to family members and professionals working with hoarding behavior challenges.

SAN FRANCISCO HOUSING FOUNDATION

sfhousingfoundation.org

In partnership with the San Francisco Apartment Association, SFHF helps rental property owners who do not speak English as their primary language keep up with San Francisco’s ever-changing landlord-tenant laws through education and translation services.

SWORDS TO PLOWSHARES

swords-to-plowshares.org/donate

Swords to Plowshares is a Bay Area-based nonprofit organization dedi cated to supporting all veterans, including 3,000 homeless, low-income, and at-risk local vets each year. The organization offers employment and job training, supportive housing programs, permanent housing placement, counseling and case management, and legal services.

AS YOU DECK THE HALLS THIS SEASON, BE FIRE SMART.

Did you know that nearly half of holiday decoration fires happen because decorations are placed too close to a heat source?

The winter holidays are a wonderful time for family get-togethers and celebra tions. They are also a time when fire departments nationwide see a significant increase in preventable home fires.

Hundreds of people die needlessly each winter because of fires involving Christmas trees, candles, and unattended cooking. By taking some simple precautionary steps, everyone can enjoy the lights and festivities—and remain safe while doing so.

FIRE SAFETY FOR HOLIDAY DECORATING AND ENTERTAINING:

• Test your smoke alarms.

• Choose decorations that are flame resistant or flame retardant.

• Place Christmas trees at least three feet from fireplaces, furnaces, or any other heat source.

• Water live Christmas trees regularly (trees should have fresh green nee dles) and dispose of them safely within four weeks of placing them. A dry tree is dangerous because it can catch fire easily.

• Consider using battery-operated flameless candles, which can look, smell, and feel like real candles.

• Keep lit candles away from decorations and other things that can burn. Make sure they are in stable holders and place them where revelers can’t easily knock them down.

• Keep children and pets away from lit candles.

• Use lights that have the label of an independent testing laboratory. Some lights are only for indoor or outdoor use, but not both.

• Inspect holiday lights before you put them up. Replace any string lights that have worn or broken cords, loose bulb connections, or frayed or pinched wires.

• Connect no more than three strands of mini light sets and a maximum of fifty bulbs for screw-in bulbs.

• Use clips (not nails) to hang lights, so the cords do not get damaged.

• Blow out lit candles when leaving the room or going to bed.

• Turn off all string lights before leaving home or going to bed.

• Do not burn Christmas tree branches or wrapping paper in fireplaces.

• Stay in the kitchen while cooking on the stovetop.

above information was written by the San Francisco Fire Department and reprinted with permission. For more information and free fire-safety resources, visit sf-fire.org or usfa.fema.gov.

Shwiff, Levy & Polo,

Renewal of

PMR104

PMR105 Liability & Risk

PMR106 Budget Development

PMR107 Fair Housing: It’s the

PMR108 Professional

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BUILDING’S

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

YOU, IT’S THE FOUNDATION FOR A SECURE