SF Apartment Magazine November 2023 by sfaa1917

SF APARTMENT magazine

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November 2023 / $7.00

THE HIDDEN WORK THAT KEEPS US IN BUSINESS

The trusted advisor to San Francisco Apartment Building Owners

For over 30 years. Rebound Around the Corner

What's in store?

From our Q3 2023 Market Report: Following the eventual decrease in the average differential between list and sale prices, historical data suggests a promising recovery in the real estate market.

List vs. Sale Price Differential $200 $150 Thousands

$100 $50 $0

2009

2010

2011

2017 2012

-$50

2013

2014

2015

2018

2019

2020

2021

2022

2023 YTD

2016

This decline often marks the beginning of a rebound phase, where market dynamics start to favor both buyers and sellers. Over time, this trend tends to lead to stabilization, and it can be seen as an initial step towards emerging from what many consider the bottom of the market cycle. This pattern instills confidence in market participants, encouraging increased activity and setting the stage for a more robust and balanced real estate environment.

-$100 -$150

Download the Report!

-$200 -$250

Visit thedlteam.com/report or call us below for more information

-$300 -$350

Sale Price Differential

Trend line

Source: Colliers, MLS, CoStar

Recently Sold Buildings Cow Hollow

Lower Pacific Heights

Marina

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Please Contact Us For Additional Information Brad Lagomarsino

James Devincenti

Dustin Dolby

Vice Chair

Executive Vice President

brad.lago@colliers.com

j.d@colliers.com

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JAY GREENBERG As an established and recognized leader In the San Francisco apartment sales market, MY TEAM AND I ARE HERE FOR YOU. LD

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Nob Hill 10 Units

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Things change very quickly In the marketplace and Information Is the key to success. If selling Is on the horizon, do not miss the opportunity to consult with us.

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JAY GREENBERG Senior Director

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

SF APA APARTMENT

contents

Features

The Big One

by BRIAN STRONG

Fair & Square Housing by ANDREW BRYSON

Hard Knox

by PAM MCELROY

26 4 NOVEMBER 2023 | SF APARTMENT MAGAZINE

ARTM Columns

Membership

Insurance Assurance

Next-Gen Bullpen by JUSTIN A. GOODMAN

The News

Do This; Not That Raised Right by MARK B. CHERNEV

Surreal Estate

Legal Q&A

Room & Hoard by VARIOUS AUTHORS

Calendar

Professional Services Directory

Membership Application

SF APARTMENT MAGAZINE | NOVEMBER 2023 5

ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Vertex Property Group is a team of experts—in leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority: Your Bottom Line. Leasing • Management • Project Management Vertex Property Group • 545 Francisco Street • San Francisco, CA • 94133 • 415.608.3050 • Vertexsf.com

6 NOVEMBER 2023 | SF APARTMENT MAGAZINE

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112

Email 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 J.J. Panzer

Vice President Robert Link

Treasurer Jim Hurley Secretary Kent Mar

SFAA Directors Eric Andresen, Honor Bulkley, David Gruber, Neveo Mosser, Chris Bricker,

VOLUME XXXV, NUMBER 11 NOVEMBER 2023 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager Cameron Shaw & Stephanie Alonzo 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 @2023 by SFAA.

Bert Polacci, James Sangiacomo, Dave Wasserman, Paul Gaetani

SF APARTMENT MAGAZINE | NOVEMBER 2023 7

COLUMN

THE NEWS

state, local, and parcel levels, to better assess and manage risks. FAIR Plan Expansion: The FAIR

plans will be expanded to provide commercial coverage of up to $20 million per building, aligning with the state’s housing goals and ensuring that homeowners’ associations, condominium developments, and large businesses have adequate coverage.

Insurance Assurance

The State introduced significant insurance reforms to address climate change challenges.

alifornia has unveiled a comprehensive set of insurance reforms called “California’s Sustainable Insurance Strategy” aimed at addressing the challenges posed by climate change, the dwindling insurance options in the state, and the need for a sustainable insurance market. These reforms, announced by Insurance Commissioner Ricardo Lara and supported by an executive order from Governor Gavin Newsom, mark the most significant insurance overhaul in California in nearly 35 years. Key objectives of the plan include: Transition from FAIR Plans: The

strategy seeks to transition consumers from Fair Access to Insurance Requirements (FAIR) plans back into the normal insurance market. FAIR plans are intended as insurance of last resort but have become the only option in some high-risk areas, which has led to affordability issues for homeowners and rental property owners.

8 NOVEMBER 2023 | SF APARTMENT MAGAZINE

Prioritizing Wildfire Safety: Con-

sumers on FAIR plans who comply with California’s “Safer From Wildfires” legislation will be given priority when transitioning back to the regular insurance market. This prioritization aims to enhance overall wildfire safety efforts.

High Wildfire-Risk Communities:

Insurance companies will be required to commit to writing no less than 85% of their statewide market share in high wildfire-risk communities. This means that insurers must cover a significant portion of homes in distressed areas, ensuring broader access to insurance for residents in high-risk regions. Climate Catastrophe Models: The plan expedites the adoption of new rules within the California Department of Insurance related to climate catastrophe models. These models will incorporate wildfire safety and mitigation actions at various levels, including

Rate Filing Improvements: The

plan aims to improve the timelines and transparency of rate filings. This includes enforcing requirements for insurance companies to submit complete rate filings, hiring additional Department staff to review applications, and enacting intervenor reforms to enhance public participation and transparency in the process. Data Reporting and Financial Safeguards: The strategy mandates

increased data reporting by the FAIR Plan to monitor progress in reducing its policyholders. Additionally, it orders changes to the FAIR Plan to prevent insolvency in the event of an extraordinary catastrophic event, emphasizing the importance of building reserves and financial safeguards. The need for these reforms stems from the challenges posed by climate change, including escalating wildfire risks, which have prompted some insurers to cease issuing or renewing policies in high-risk areas. Insurers are reluctant to provide coverage when they cannot ensure the ability to meet all loss claims and related expenses while maintaining profitability. California’s stringent rules regarding insurance rate increases have also contributed to the issue. The state’s

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SFAA ELECTRONIC LEASES

Transitioning from printed leases to electronic leases has a variety of benefits—and we encourage you to make the change! E-leases streamline operations, enhance the tenant experience, and ultimately prevent landlords from future headaches.

E-leases offer a convenient and paperless process, allowing landlords to draft, share, review, sign, and access leases online. This eliminates the need for physical paperwork and reduces the risk of lost or damaged paper leases. Electronic signatures allow landlords and tenants to sign agreements remotely, eliminating the need for in-person meetings and accelerating the leasing process. This is particularly advantageous for attracting and accommodating tenants relocating from different areas or those with busy schedules. Not to mention, moving to e-leases reduces paper consumption, ink usage, physical filing systems, and transportation-related carbon emissions. SFAA’s 2023 Residential Tenancy Agreement is available digitally to members only. To access it, visit

sfaa.org > Resources > Online Lease Access.

requirement for public hearings and intervenor involvement in rate increase decisions has been criticized for hindering insurers’ ability to adapt to rising claims costs swiftly. Ultimately, these reforms aim to strike a balance between consumer protection and the sustainability of the insurance market. The hope is that by addressing these challenges and implementing the Sustainable Insurance Strategy, California can ensure greater access to insurance for its residents while mitigating climaterelated risks. The reforms come after a legislative session that failed to provide a

10 NOVEMBER 2023 | SF APARTMENT MAGAZINE

solution to the property insurance crisis, making these executive actions all the more critical for the state’s economy and homeowners alike. For more information, visit insurance.ca.gov. Public Safety Walking Tour

In early October, SFAA coordinated a walking tour of one of the alleys in the Civic Center area followed by a public safety meeting with the area’s district Supervisor, Catherine Stefani. The SF Police Department’s Northern Station Captain Jason Sawyer, the SF Department of Homelessness and Supportive Housing, the Mayor’s Office of Innovation, and building owners and managers in the area were all in attendance. Together, the group toured the alley bound by Franklin Street and Van Ness Avenue, which has been plagued by homeless encampments, open-air drug dealing and drug use, vandalism, fires, and other unsavory behavior. Building owners and residents have been organized and vocal about the occurrences on the street in their immediate neighborhood. Residents and apartment management staff don’t feel safe anymore, graffiti goes up only to be repainted weekly, and fires that have started in encampments or on the sidewalk have spread to the buildings along the alley. As a result, tenants are choosing to vacate, and it’s increasingly difficult to find new tenants willing to endure the activities in the alley. The meeting was an opportunity for the area’s building owners and residents to express their concerns and to discuss solutions constructively with City leadership. Supervisor Stefani discussed her priorities and provided recommendations to attendees, while SFPD’s Northern Station Captain Jason Sawyer presented on what the SFPD can and cannot do around illegal activities in encampments, and advised meeting attendees on how to best work with law enforcement and City departments to effectively approach the difficult situation at hand.

One encouraging insight that came out of the meeting was that all attendees seemed to agree: we’re finally in a place where key departments and City leaders are all on the same page and are working together hand-in-hand to address the issues impacting the livability and quality of life in our neighborhoods. Assisted by a recent change in the Coalition of Homelessness’ lawsuit against the City and County of San Francisco which changes the definition of what it means to be “involuntarily homeless,” it seems that the City can now require encampments to be removed (or moved) in certain circumstances. Attendees were understandably frustrated about the street conditions that they have had to endure. Given the recent changes as a result of the lawsuit, as well as the fact that the Mayor’s Office, District Attorney’s office, Police Department, and Department of Housing and Homeless Services have begun working together more proactively, many left encouraged and hopeful that their concerns had been earnestly listened to, and that their alley will one day return to the quiet strip off of Van Ness that it has been in years past. SFAA Office Update

SFAA’s office is open Monday through Friday. Members are welcome to come into the office to pick up rental forms or for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Please call the SFAA office to confirm your lease order and make an appointment for counseling whenever possible. All SFAA staff members are available to assist you every day of the week. Rental forms can be accessed online at sfaa. org. The best way to have your questions answered is by calling the office at 415255-2288 and, if needed, selecting a staff member’s extension. Questions can also be submitted via email to MemberQuestions@sfaa.org. And just a friendly reminder, timely payment of membership dues is the best way to help the association help you.

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

SF APARTMENT MAGAZINE | NOVEMBER 2023 11

COLUMN

DO THIS; NOT THAT

Raised Right written by M A R K B. CHER NEV

Rent increases can be complicated. Read on to ensure a seamless, legal process.

ome landlords have patiently waited for the post era of the COVID-19 pandemic to increase their tenants’ rent. While these landlords are eager to proceed with rent increases, it is important to carefully comply with the applicable law and procedures. An improper rent increase can expose landlords to hefty rent refunds years down the road. Let’s go over a few pitfalls to avoid when increasing tenants’ rent in San Francisco. The Basics: Rent Limits on Existing, Multifamily Housing

Units built prior to June 13, 1979 are subject to the rent limitations set forth in the San Francisco Rent Ordinance. The initial rental rate is the “base rent.” Once the base rent is set, the landlord can only raise it by 60% of the increase in the San FranciscoOakland consumer price index. For instance, the rate is 3.6% for increases that take effect by February 29, 2024. The rent cannot be increased more frequently than once a year, and the most recent increase sets the “anniversary date” of the base rent. It is also important to note that before proceeding with a rent increase, San Francisco landlords must obtain a license by registering their units with the Rent Board Housing Inventory, which asks for information about unit size, dates of occupancy, and rental rate.

12 NOVEMBER 2023 | SF APARTMENT MAGAZINE

(For more information on how to register units with the Rent Board Housing Inventory, see sidebar on page 60.) If you missed an increase, don’t worry. A landlord can “bank” the increase and impose it (and the next one) at the next anniversary date. Your rent increase notice needs to include the rate used for the annual allowable rent increase and the rates used for the banked rent increases. Rent increases can be personally delivered or mailed. Increases above 10 percent require 90 days to expire, while those at 10 percent or below (i.e., any increase that doesn’t include “banking”) only require thirty days. Exemptions From Rent Control

The Costa-Hawkins Rental Housing Act is a state law that prevents cities from imposing rent control in several circumstances. First, it achieves “vacancy decontrol”—the ability of a landlord to reset the “base rent” when the “last original occupant no longer primarily resides” at the unit. (Parties often dispute the meaning of “original occupant” and “primarily residing” in this context, and for good reason.) Next, to promote development, it “locks in” the date of any “new construction” exemption that existed when Costa-Hawkins took effect (in 1996) and ensures that newly constructed units will be exempt going forward.

Additionally, state law prioritizes owner occupancy, so single-family homes and condominium units are also generally exempt. Certain exceptions apply, however, including if the owner of a condominium unit was a subdivider who did not first live in their unit for a year. Single-family homes can also become subject to rent control—for instance, where an owner-occupant has multiple roommates (creating de facto “multifamily” housing), or where the owner has created an in-law unit. However, even when units are exempt from local law, they might be subject to regulation under state law. The Tenant Protection Act of 2019 (AB 1482) generally limits rent increases to 5 percent plus the percentage change in the cost of living, or 10 percent, whichever is lower. It is unclear how AB 1482 and CostaHawkins interact. Costa-Hawkins dictates that it applies “notwithstanding any other provision of law,” but AB 1482 would be rendered ineffective in cases of separately alienable units or new construction. This inconsistency will have to play out in the courts. For now, single-family homes and condominiums are exempt from the rent limitations imposed under AB 1482. However, to avail yourself of this exemption, (i) the owner must not be a real estate trust, a corporation, or an LLC with a least one corporate member; and (ii) must provide to the tenants the mandated written disclosures set forth in Section 1947.12(d)(5) of the California Civil Code, which can be found at: leginfo.legislature.ca.gov. Do This; Not That… continued on Page 60

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COLUMN

SURREAL ESTATE

Next-Gen Bullpen written by J USTIN A. GOODM A N

Our duty is not only to our clients, but also to each other, and to our future colleagues.

’m old. I never thought it would happen to me. Maybe the pandemic is to blame. Before 2020, I was a spry fella in my latethirties. Laser-focused on my career, my “personal life” would come later. By the time it was over, I was a fortyyear-old man with graying temples and an opinion on capital gains taxes. It happens. It’s fine. But it has me thinking about the future in a way I hadn’t before. My “sustained adolescence” surely had something to do with graduating law school into the Great Recession. I was sworn into the bar with no practical skills and a lot of student loan debt. Off to a slow start, I was fortunate in 2010 to share an office suite with Curtis Dowling. We’re both night owls. I remember late nights trying to solve a problem beyond my years. He would graciously flip through a volume of California statutes (the annually updated tome published in small print on thin bible paper), until we “found” the answer. (He obviously already knew it. The theater was to teach me how to learn on my own.) I remember thinking, Are you telling me that all I need to do to become capable in this practice area is just learn all the statutes that dictate what I’m doing? This was surely naïve, but I became obsessed. I started writing down and annotating anything that would increase my wisdom and extend my grasp. I’d refine forms,

14 NOVEMBER 2023 | SF APARTMENT MAGAZINE

study flash cards, and spend as much time as I could at our place of worship: Department 501 Housing Court at Civic Center Courthouse. Curtis and I went on coffee breaks to decompress between projects. He’d share stories from before my time, like an older brother revealing back issues of a comic book. These “stories” weren’t fiction: they became the appellate opinions that govern our practice. They contained clever ideas and object lessons. If I memorized these stories, maybe I’d also have “superpowers” like the characters from the stories. As the market started picking up in 2014, Curtis introduced me to his former boss (my next mentor and founder of my law firm), Andrew Zacks, who was the protagonist in so many of these stories. Andrew taught me precision, prudence, prescience, and presence in the courtroom. The first time he stated our appearance together on a law and motion calendar, I was starstruck that he knew my name and humbled to be appearing with a legend. When Andrew’s past associate, James Kraus, returned to the firm a bit later, I suddenly had two pioneers of antiSLAPP law training me on how to keep my clients and myself safe from derivative lawsuits. As I explained in my October 2021 column (“The Proof Is in the Privilege”), the safe path is not the one that avoids confrontation and

provocation but the one that boldly traverses it. Without the protections of the litigation privilege and antiSLAPP law, we simply couldn’t have a practice area, because any conversation that hurt a tenant’s feelings would be a wrongful endeavor to recover possession, creating liability for and conflict with our own clients. (Eight years ago, we all followed one of Curtis’s episodes with fascination and fear… a wrongful eviction lawsuit baselessly alleged his conspiracy with a client, and the trial court denied his anti-SLAPP motion seeking to dispose of the case. He was rightfully vindicated on appeal as merely engaging in petitioning conduct.) With mentorship and opportunity, I pedaled hard to escape the gravity of the Great Recession—a pace reflected in our practice area. Landlord-tenant law finds its home in “five-day land,” named for the brisk, five-day summons and the tone it sets for the rest of pre-trial litigation. I worked hard and learned fast. I can’t say civil procedure was my favorite subject in law school, but I learned its nuances in a practice area that was the exception to all the rules. Then, radical calm. The pandemic shut down courts and our practice area. We were told to sit still while the state of the law was doing backflips. In our common inability to just sit still, I found my next mentor. Andrew Wiegel graciously asked me to co-host meetings for San Francisco landlord attorneys, so we could stay ahead of the changes and develop an industrywide, institutional wisdom about

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practices that were too new to have a “conventional knowledge.” Andrew would sneak in mentorship while we created our curriculums. This man tamed the frontier to create our practice area as we know it, and he shared with me his keen instinct that established his incredible trial record. (I will forever be honored that he shares his wisdom with me, and I endeavor to embody his selfimposed and gratuitous obligation to give back to our next generations.) But most cases don’t go to trial anymore. Most tenants know better than to sue over petitioning conduct. As you regularly see in Dave Wasserman’s monthly legal Q&A panels, most of our wisdom is now conventional. There are certainly cautionary tales to tell, but the frontiers to conquer are few. (To be clear, there is plenty to innovate and refine, but the exercise is more about rounding out the rough edges than embarking into the unknown.) This inflection point reminds me of an observation by the philosopher Fredric Jameson about the shift from modernity to postmodernity. In modernism, there is still a “nature” against which culture can work and transform. Postmodernism is what you get when the modernization process is complete, and nature is gone for good. All that’s left is to work within the established patterns. I was developed by a generation that honed knowledge they had to create, like building a road in front of you as you’re walking down it. In the “postmodern” stage of our practice area, the environment no longer exists where I could ever become better than any of my mentors at what they excel at. My original idea for this column was to discuss the difficulty I’ve experienced in trying to find new associates—attorneys with a few years of (ideally relevant) experience and an eagerness to inflict work-life imbalance upon themselves to represent our clients and to learn to become formidable in the process (or some emotionally healthy version of this process that I wasn’t able to figure out). I researched statistics on bar passage rates

16 NOVEMBER 2023 | SF APARTMENT MAGAZINE

and the volume of newly sworn attorneys in the context of economic trends. Bar admission plummeted, for instance, from 5,801 new attorneys six years ago to 2,661 attorneys three years ago, and I’d wondered about the economic inputs that led to this deficit and what that might mean for the legal industry going forward. I intended to write a commentary on this challenge of harnessing the next generation of landlord attorneys, in part due to this paucity of candidates. But after reflecting on my own experiences coming up, I realized that there was a different constraint on cultivating successors: the scarcity of the opportunities that allowed my mentors to develop the expertise that made them mentors in the first place. I worried about the lack of connection between the attorneys who come after me from those that came before me. This stresses the importance of projects like SFAA’s ongoing educational opportunities. We affiliate attorneys devote our time to curate educational programs for members. We take great care to instill the lessons of our stories and experiences—and those of our colleagues and predecessors. The curriculum of our practice area will never be “complete.” It’s a project that will continually bring more of us into the fold, to learn from what came before and share their own cutting-edge experiences. If ever there becomes a moment where our culture needs to redefine itself, it won’t be paving new paths but harnessing our collective wisdom to guide how we pave them. Our call is not only to serve our clients today but also to bring up the practitioners and professionals who will do it tomorrow. Our duty is not only to our clients but also to each other and to our future colleagues. Justin A. Goodman is with Zacks and Freedman, PC, and can be reached at 415-956-8100.

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

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The Big One San Francisco is developing a new earthquake retrofit program to identify and strengthen vulnerable concrete buildings. Written by BR I A N STRONG

Photography by A DA M PA R DEE

18 NOVEMBER 2023 | SF APARTMENT MAGAZINE

Renovated Non-Ductile Concrete Building

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If you call San Francisco home, you’re likely aware of the “The Big One,” a term which alludes to a potential major seismic event along the West Coast. San Francisco has experienced several “big” earthquakes in its history. Two notable ones are the Great Earthquake of 1906, where 80 percent of the city was lost or damaged, and the considerably smaller 1989 Loma Prieta Earthquake, which caused major fires in the Marina and widespread damage across the city and region. In each of these instances, San Francisco learned invaluable lessons and made great strides through earthquake safety plans, stronger building codes, and retrofit programs to mitigate against the impacts of the next large earthquake. According to the United States Geological Study (USGS), there’s a 70 percent likelihood of a large earthquake in San Francisco within the next twenty-five years. Knowing that this is coming, it’s critical that we work together to increase San Francisco’s resilience. Following the Loma Prieta earthquake, City departments worked closely with property owners, engineers, seismologists, and community organizations to develop the Community Action Plan for Seismic Safety. The Plan identified several types of at-risk buildings, including unreinforced masonry, wood frame softstory, and concrete. It also identified other actions San Francisco should take over a thirty-year period to improve the safety of our building stock. The first two building types have largely been addressed by two mandatory retrofit programs. The first program was the Unreinforced Masonry Program that resulted in nearly two thousand brick building retrofits over a twelve-year period.

20 NOVEMBER 2023 | SF APARTMENT MAGAZINE

The second program focused on wood frame soft-story buildings with five or more residential units and addressed nearly five thousand at-risk buildings with more than 111,000 residents over an eight-year time horizon. The soft-story program was developed in consultation with the San Francisco Apartment Association and other stakeholders to provide incentives and ensure owners and tenants understood what was required. Among the incentives included in the program was a unique financing program and the ability to add Accessory Dwelling Units (ADUs) to buildings to increase housing and help defray costs. The final building type that this plan addresses are concrete buildings, which have insufficient reinforcement, making them vulnerable to collapse. These buildings are similar to buildings that have collapsed after earthquakes in Northridge, Christchurch, and Mexico City. As a response to the risks these buildings pose, the City and County of San Francisco is in the process of developing the Concrete Building Safety Program (CBSP). The CBSP seeks to address unsafe concrete buildings over what is expected to a be considerably longer period of time than previous retrofit programs. The additional time is to accommodate the increased complexity of identifying, financing, and retrofitting the buildings. The CBSP program goals are to protect life and public safety, preserve housing and critical uses, bolster the economy, maintain the city’s vitality and character, and speed up earthquake recovery for buildings and the city as a whole after a large earthquake. In CBSP’s current phase, the city has brought together a stakeholder working group with thirty-four

representatives that include residential and commercial building owners, tenants, technical and policy experts, City staff, businesses, labor, builders, and developers of people and organizations to provide input and to codesign aspects of the program. Notably, the San Francisco Apartment Association is an active part of this working group. The working group is set to provide recommendations to an executive team by the end of 2023. The working group members identified four major topic areas for input: Process Streamlining, Temporary Tenant Relocation, Financing Information and Resources, and Communications with Building Owners and Tenants. They collaborated within these four subgroups to develop recommendations to the city under these categories. The recommendations were then collectively ranked by the full working group to identify areas of consensus. Together, the stakeholders have reviewed multiple drafts of the proposed technical program and are providing recommendations to help ensure that the Concrete Building Safety Program increases the resilience of the community and is practical to implement by building owners. After the stakeholder working group process wraps up at the end of 2023, the Office of Resilience and Capital Planning will continue to work with the Department of Building Inspection, the Mayor’s Office, and the Board of Supervisors to finalize and legislate the program. We are excited to publish the recommendations made by this dedicated group of community members. The San Francisco Concrete Building Safety Program represents a crucial step forward in our ongoing

SF APARTMENT MAGAZINE | NOVEMBER 2023 21

commitment to safeguarding our city against the threat of seismic disasters. The potential of “The Big One” serves as a pertinent reminder of the importance of fortifying our infrastructure, and the CBSP is one part of our collective response to this challenge. We are dedicated to ensuring that the residents and community of the City of San Francisco are fully educated and engaged with the process of making our infrastructure and buildings safer. In the coming months and years, as the program progresses toward the formulation of a comprehensive ordinance, we look forward to the positive impact of the CBSP on our city’s safety, vitality, and character. Keep an eye out at the end of the year to see the recommendations assembled by the working group. Together, as a unified community, we can stand strong in the face of uncertainty and work toward a safer and more resilient San Francisco before the The Big One. Frequently Asked Questions Why is it important to retrofit concrete buildings?

Certain older concrete buildings are known to be potentially dangerous in earthquakes and pose a risk of death and injuries to their occupants. Serious damage or failure of even a few concrete buildings will have disproportionately large impacts on the City’s recovery, including impacts to surrounding buildings and neighborhoods, commercial activity, significant loss of housing, and potential loss of life. Concrete buildings contain much of San Francisco’s affordable housing stock. They are in jeopardy of being lost in the event of a major earthquake. Many smaller concrete buildings support production, distribution, and repair uses, as well as neighborhood serving grocery stores and pharmacies. Retrofitting older concrete was identified as a priority in the Tall Buildings Study and Earthquake Safety Implementation Program (ESIP).

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Which concrete buildings will the program address?

The concrete building safety program aims to address two types of potentially hazardous concrete buildings: non-ductile concrete buildings and rigid-wallflexible-diaphragm buildings (also called “tilt-ups”). When will the Concrete Building Safety Program be implemented?

The program design will be finalized near the end of 2023, after which an ordinance will be brought to the Board of Supervisors. It is important that we continue making progress on designing and implementing this program because we are overdue for a significant earthquake. At the same time, this program will be implemented over many years to give building owners substantial time to evaluate and retrofit their buildings. What progress has the City made so far on the Concrete Building Safety Program?

The Office of Resilience and Capital Planning (ORCP) has contracted with the Applied Technology Council (ATC), a non-profit organization that convenes leading structural engineers, to develop technical materials in support of program development. ORCP has also contracted with Civicmakers, LLC to conduct a robust stakeholder engagement process and include the voices of the people who will be most impacted by the program. Over the summer of 2022, the City conducted more than thirty interviews with stakeholders to get an initial understanding of key issues and concerns related to the Concrete Building Safety Program. How and when will I know if my building needs to be retrofitted?

The City—with the Stakeholder Working Group—will make recommendations about the program criteria. Visit onesanfrancisco.org. for more information. Brian Strong is the Chief Resilience Officer and Director of the Office of Resilience and Capital Planning of the City and County of San Francisco.

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www.MarcusMillichap.com SF APARTMENT MAGAZINE | NOVEMBER 2023 25

FAIR & SQUARE

HOUSING Written by

A N DR EW BRYSON

Failing to adhere to Fair Housing laws will inevitably subject you to costly litigation. Have you recently received calls about your rental properties that ask peculiar questions or seem odd in nature? Or maybe the caller is asking to see a unit in a building where you have no vacancies? Or perhaps the purported applicant is asking whether your client accepts Section 8 vouchers? If so, you are not alone. I am referring to secret shoppers or testers, and the ongoing uptick in calls that test owners and rental agents, making sure they are following fair housing laws. Fair housing laws are crucial, set up to promote equality and to prevent discrimination in the housing market. The Fair Housing Act of 1968 prohibits discrimination in the sale, rental, or financing of housing based on race, color, religion, sex, national origin, familial status, or disability. In addition to Federal fair housing laws, California bans discrimination in housing based on a person’s source of income and sexual orientation. Source of income includes Section 8, a Federal HUD program that is intended to provide low-income families and households access to affordable housing. To ensure compliance with the above Federal and State laws, secret shoppers are used under the guise as potential tenants; they are calling, emailing, and texting landlords, asking questions about applicant requirements to identify and exploit potential violations of fair housing requirements. I have been leasing residential units in San Francisco for almost ten years. I can certainly report there has been a dramatic increase in the calls and emails that we believe are associated with secret shoppers. While it is difficult to ascertain whether someone making an inquiry about a rental is in fact a secret shopper, there are certain indications. The most obvious sign is when I receive a call from a prospective tenant inquiring about a unit in a building I am not currently advertising. Generally, they are inquiring about a building I have leased in the past, and so I assume they are obtaining my information from the previous advertisements. I have also noticed that some

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SF APARTMENT MAGAZINE | NOVEMBER 2023 27

will call me on a listing, ask if I accept Section 8, and after I reply affirmatively, say “thank you,” hang up, and I never hear from them again. This type of secret shopping has been on the rise recently and, in my estimation, will only increase in terms of frequency as more rental assistance opportunities become available. In many cases, secret shoppers are calling from agencies set up to make sure Fair Housing laws are followed. However, there are a few local law firms that make a business out of trying to bait owners into saying the wrong thing. For example, if asked about accepting a Section 8 applicant and the response is something other than an unequivocal “yes,” a legal notice from a law office may thereafter be served threatening a lawsuit unless a settlement is proffered. Typically, the settlement equals three times the asking monthly rent. Hence, not providing the correct answer is a rather expensive mistake. SFAA attorneys typically advise owners and agents to invite everyone to apply, regardless of whether the applicant poses as a Section 8 recipient or is assisted by any number of other rental-aid organizations. In addition, denying a Section 8 applicant or other rental-aid recipient solely because they do not satisfy income eligibility or credit score requirements is an unwise practice. Remember, voucher and rental assistance recipients often suffer from bad credit and/or earn below median income for this region. Using standards applicable to applicants that are not aid or voucher recipients will inevitably result in a denial of the application and likely subject you to a fair housing claim. As such, you should embrace the reality of today’s rental market. Voucher and rental assistance programs today enable folks with no or low income, or with below-par credit, to qualify for and successfully live in market rate rental units. A failure to accept this

28 NOVEMBER 2023 | SF APARTMENT MAGAZINE

reality will inevitably subject you to fair housing litigation. SFAA attorneys also remind us on a regular basis that fair housing litigation is “attorney fee driven,” meaning the prevailing party will recover all attorney fees and costs from the losing party. So, if a secret shopper has evidence (e.g., an email or text reply) that you as a leasing agent or housing provider declined a Section 8 or other rental-aid applicant simply because the housing provider maintains a policy that precludes participation in a rental assistance program, and if litigation is then filed, the tester, if successful in court, will by law recover legal fees as part of the monetary judgment. These fees and costs can exceed $100,000 per claim. Consequently, most of our SFAA attorneys urge a quick settlement if you make a mistake and unfairly deny someone solely because they receive Section 8 or other rental aid. In sum, beware of secret shoppers—but be more aware of fair housing laws. Today, you may no longer opt out of Section

8 or other rental assistance programs designed to permit low- or no-income residents from living in your rental housing. Instead, you are required to participate in good faith with such programs. Yes, you may scrutinize all applicants based upon adverse eviction history or poor references from prior housing providers, but you may not use income and credit criteria as a means to deny aid recipients from rental housing. And, most importantly, you may not adopt any policy that will deny applicants based on their participation and use of rental assistance, whether the aid be from HUD’s Section 8 or some other governmental or private agency. Doing so subjects you to serious financial liability regardless of whether the applicant is a legitimate seeker of rental housing or simply a secret shopper. The above information is general in nature. Contact a professional regarding your unique situation. Andrew Bryson is with Vertex Property Group and can be reached at 415-9657844 or vertexsf.com.

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FAIR HOUSING 101

Fair housing laws prohibit landlords, agents, managers, real estate brokers, and salespersons from discriminating against a person or harassing a person because of protected characteristics. These laws protect just about all areas of residential housing, including real estate sales, mortgage lending, homeowner associations, and of course, renting. As it relates to rental housing, a landlord cannot make oral or written statements, or use notices or advertisements that indicate any preference, limitation, or discrimination based on protected characteristics. Doing so could be discriminatory.

Q. WHAT ARE THE PROTECTED CHARACTERISTICS? The list of protected characteristics covered by fair housing laws is long and continually expanding. When federal fair housing laws were passed more than 50 years ago, they identified only five protected characteristics: race, color, religion, sex, and national origin. Now, with the expansion of federal fair housing laws and the passing of state and local fair housing laws, they identify nearly 30 protected characteristics. In addition to the initial five protected characteristics, fair housing laws also protect persons with the following characteristics: disability; family status; age; gender; gender identity; gender expression; genetic characteristics or information; pregnancy/childbirth; sexual orientation; medical condition; ancestry; family day care operators; citizenship; immigration status; source of income; military or veteran status; primary language; person with AIDS, transgenderism; height and weight; sexual preference; place of birth; and occupancy by a minor child. This is not even an exhaustive list of protected characteristics. Other characteristics may also be protected.

The above content was written by Steven Williams of Fried, Williams, and Grice Connor, LLP. He can be reached at 415-421-0100. PROTECTED CHARACTERISTICS Q. I’M GETTING READY TO LIST A STUDIO APARTMENT FOR RENT, AND I’D PREFER IT’S OCCUPIED BY ONE TENANT. CAN I SAY THIS IN THE LISTING?

A. No. Don’t use any language whatsoever that appears to show preferential bias for any type of renter, including the number of renters. For example, don’t use phrases like, “great for families,” “single occupant only,” or “no roommates.” Q. ON APARTMENT TOURS, PROSPECTIVE TENANTS OFTEN ASK ABOUT TENANTS IN NEIGHBORING UNITS AND CRIME IN THE NEIGHBORHOOD. HOW SHOULD I ANSWER THESE TYPES OF QUESTIONS?

A. In reality, most anything you could say in response to these types of questions is anecdotal. When prospective renters ask about other tenants in the building, we recommend letting them know that you rent to anybody who meets the qualifications and applies. And the same goes for neighborhood crime, especially if you don’t live onsite, any information you provide is anecdotal. Encourage prospective tenants to contact the local police precinct or look online for the most accurate crime statistics in the area. That way, they can educate themselves and decide if they are comfortable in the neighborhood. It’s a big city and crime doesn’t have a zip code. It’s best to shy away from liability by promising any amount of safety. Q. SOMETIMES WHEN GIVING A TOUR, THE PERSON ASKS WHAT TYPES OF PEOPLE LIVE IN THE BUILDING, AND I NEVER KNOW HOW TO ANSWER. ANY ADVICE?

A. Keep your answer simple, responding, “Residents are comprised of anyone who qualifies, and all residents are held to the same standards.” You should avoid saying anything that would represent the demographics of a building, for example, “Everyone is nice,” or “Mostly young professionals.” This information is general in nature. Contact a professional about your specific situation. The above questions were answered by Aaron Casias, manager of performance strategy at Greystar, and Jim Adams, leasing agent at Vertex Property Group.

30 NOVEMBER 2023 | SF APARTMENT MAGAZINE

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HARD KNOX

Written by PA M MCELROY

SFFD is now requiring locking caps on fire department connections in new buildings and encouraging them in existing buildings. Every moment counts during an emergency. Which is why, as of November 1, 2023, the San Francisco Fire Department (SFFD) requires locking caps on all new buildings that have a sprinkler or standpipe system. Fire Department Connections (FDCs) are vital for fire protection in buildings. They are the water inlet and piping system that enable first responders to increase a fire sprinkler system’s water supply. When left unsecured, FDCs are vulnerable to damage, debris, and vandalism, which can constrict water flow. While the new requirement targets new buildings, the Fire Marshal may require locking caps on existing buildings where the reusable non-locking caps have been found to be frequently missing due to theft, where damage to the FDC has occurred, or where debris has been found inside the inlet(s). However, SFFD is encouraging all building owners to install locking caps in existing buildings where the FDC caps are frequently found to be missing or where debris is found inside. If a building has been designated as requiring locking caps and the caps are found to be missing, a Notice of Violation will be issued until new locking caps are installed. What Are Locking Caps?

Locking caps secure both Fire Department Connection (FDC) inlets found on the front exterior of the building and standpipe outlets typically located in the stairwell. The FDC is the access point for a building’s sprinkler system to receive supplemental water and pressure from the fire engine. Locking caps screw on like the non-locking metal or plastic inlet/outlet caps, but the Knox caps have a special key-wrench that allows them to be locked securely in place. The caps can only be removed by firefighters or a licensed sprinkler contractor with the special key-wrench. SFFD and sprinkler contractors registered and verified by Knox are the only agencies that have the key-wrenches.

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SF APARTMENT MAGAZINE | NOVEMBER 2023 33

FDCs and standpipe outlet caps for use in San Francisco. You can purchase locking caps directly on the website (knoxbox.com) or through a sprinkler contractor registered with Knox. You can also place your order by phone. Call Knox at 800-566-9269, and a customer service representative will take your over with a credit care or debit card payment.

Upon acquiring a locking cap, a notification is automatically dispatched to the fire department to inform them of your installation. Subsequently, the department shall be contacted by the owner to lock the caps in place if the owner purchased the caps themselves instead of through their sprinkler contractor. Both the Fire Marshal’s Office and Knox want to ensure that there are only a limited number keywrenches in circulation. How to Get Locking Caps

The San Francisco Fire Marshal approves the use of the Knox® locking

34 NOVEMBER 2023 | SF APARTMENT MAGAZINE

If you purchase locking caps directly from Knox, they will be installed by SFFD’s Bureau of Fire Prevention. SFFD will charge a fee for installing more than two Knox caps. No maintenance is necessary once the caps are in place. Why Are Locking Caps Necessary?

Locking caps ensure that the fire department has a working sprinkler/standpipe system by preventing damage to the inlets and outlets. Additionally, adding locking caps on standpipe outlets located in stairwells could prevent water damage from maliciously opened standpipe outlets. With the theft of all types of metals being prevalent throughout the City, metal

outlet caps are increasingly missing from their FDCs. Missing caps lead to system vandalism and other malicious behavior as people insert trash and other items inside the FDC inlet connection, compromising the critical point where the fire department pumps water into the building’s sprinkler/standpipe system. Last year, a tenant vandalized a standpipe on the eleventh floor of a twenty-ninestory high-rise on Van Ness, resulting in flooding throughout the building, reaching up to four feet. While most of the damage was to the eleventh floor, the flooding effected the entire building, down to the ground floor, displacing tenants in at least sixteen units and causing $20 million in damages. During an out-of-state building fire, first responders found a tennis ball, three birds, and a bird nest clogging the backup fire line. The structure was lost and demolished due to the fire, displacing every resident. While these examples might seem extreme, they are not uncommon. Locking caps prevent damage to FDCs; they are

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very secure, and they cannot be opened without a Knox key-wrench. For more information, contact the San Francisco Fire Department or visit knoxbox.com. Neighborhood Emergency Response Team (NERT)

NERT is free training program for individuals, neighborhood groups, and community-based organizations in San Francisco. Through the program, individuals learn the basics of personal preparedness and prevention. The training includes hands-on disaster skills to help individuals respond to a personal emergency as well as act as members of a neighborhood response team.

Ways to Connect. Email SFAA at MemberQuestions@sfaa.org to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA. • Email SFAA at MemberQuestions@sfaa.org • Follow SFAA on Twitter at twitter.com/SFAptAssoc • Follow SFAA on Linkedin • Follow @SFaptmagazine on Instagram

The goal of this program is to help the residents of San Francisco be selfsufficient in a major disaster situation by developing multi-functional teams, cross-trained in basic emergency skills. Through this program, individuals will learn hands-on disaster skills that will help them as members of an emergency response team and/or as a leader directing untrained volunteers during an emergency, allowing them to act independently or as an adjunct to City emergency services. There is no cost for the neighborhood training, and the six class sessions are approximately three hours. Course Curriculum Is as Follows: Class Session #1: Earthquake Aware-

ness, Preparedness, and Hazard Mitigation. The class will cover different types of earthquakes, magnitudes, history, and probability; how to prepare for an earthquake; and what to do during an earthquake. Class Session #2: Basic Disaster Skills.

Attendees will learn why, when, and how to shut off natural gas, water, and electrical controls; the different types of fires and how to use fire extinguishers; hazardous materials in the home and on the road; and terrorism awareness.

Hard Knox… continued on Page 44

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OKAY TO CALL SAN FRANCISCO’S NEW PUBLIC EDUCATION INITIATIVE, “OKAY TO CALL,” AIMS TO INFORM SAN FRANCISCANS ON CRISIS ASSISTANCE AND RESOURCE ACCESS. The Coordinated Street Response Program’s new public education program, “Okay to Call,” helps San Franciscans understand what to do, who to call, and what happens when San Francisco responds to people experiencing a crisis on the streets. Led by the City’s Department of Emergency Management (DEM), the initiative provides a comprehensive range of resources that foster close collaboration among various public agencies. The program includes specialized street response teams of mental health clinicians, community paramedics, EMTs, social workers, and peer counselors who collaboratively extend compassionate care to those in need on the street. To date, the program has reduced police responses to people experiencing mental and behavioral health emergencies, medical emergencies, and wellness issues. This approach underscores San Francisco’s commitment to providing timely and immediate care to those in need through a purposeful and coordinated use of our resources.

9-1-1 IS FOR POLICE, FIRE, MEDICAL, AND MENTAL HEALTH EMERGENCIES INCLUDING: • Crime • Fire • Overdoses • Medical emergencies • Mental health crises A mental health or substance use crisis is a medical emergency. Calling 911 puts you in contact with a trained dispatcher who sends the most appropriate response team for each situation.

3-1-1 IS FOR NON-EMERGENCIES, CITY SERVICES, AND INFORMATION INCLUDING: • Support for unhoused people • Mobility and access issues • Encampments • Street or sidewalk cleaning • Food security programs • Trash can overrun and debris pick-up • Syringes and hazardous waste Through San Francisco’s Coordinated Street Response Program, specialized teams trained in trauma-informed care, cultural competency, and de-escalation can be deployed as alternative to law enforcement.

These teams include: Street Crisis Response Team (SCRT) which operates citywide, seven days a week, 24 hours a day, provides rapid, traumainformed emergency care to people in acute crisis. Since its launch in November 2020, SCRT has responded to nearly 27,000 crisis situations and has a 96% response rate for 911 call types that were previously handled by police. Bridge and Engagement Services Team (BEST) Neighborhoods provides rapid, trauma-informed behavioral health assessment, engagement, and community-based therapeutic interventions. In the month of August 2023, BEST conducted 575 engagements which have included mental health, substance use disorders, and medical referrals and connections. Street Overdose Response Team/Post Overdose Engagement Team (SORT/POET) connects with people in the critical moments after they have experienced an overdose. Since its launch in August 2021, SORT/POET has responded to over 3,354 people who have experienced an overdose. The Homeless Engagement Assistance Response Team or HEART provides rapid, compassionate, and structured responses to non-medical, non-emergency situations involving people experiencing homelessness. Since its launch in June 2023, the pilot program has responded to more than 2,400 calls—previously handled by law enforcement—facilitating housing and social services and removing barriers that prohibit access for seniors and people with disabilities on sidewalks. More information about Okay to Call and the Coordinated Street Response Program may be found at www.sf.gov/okaytocall.

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SF APARTMENT MAGAZINE | NOVEMBER 2023 39

COLUMN

LEGAL Q&A

Room and Hoard written by VA R IOUS AUTHORS

Housing providers should balance a hoarding tenant’s mental health needs with the potential negative impacts on the building, with legal action as a last resort.

I have received multiple complaints from neighboring units above an elderly resident’s home where there is potential hoarding and cluttering. This resident has declined my request for entry. What should I do?

A. As reported by the 2007 San

Francisco Taskforce on Compulsive Hoarding—where SFAA was a participant alongside other community stakeholders—compulsive hoarding and cluttering is a serious and treatable behavior that is often related to several mental illnesses, including obsessive-compulsive disorder and major depression. Hoarding can have significant negative effects on people who struggle with it, along with their families and communities. Compulsive hoarding and cluttering activities are characterized by the acquisition and retention of overwhelming quantities of objects that do not—to an outsider—seem useful or necessary, the volume of which cause the individual significant distress or impairment. Housing providers are caught between a proverbial rock and a hard place. On

40 NOVEMBER 2023 | SF APARTMENT MAGAZINE

the one hand, hoarders like this resident will not be well served by jeopardizing their housing; on the other hand, hoarding and cluttering habits oftentimes adversely impact neighbors and may endanger the hoarding resident and others in the building. Examples of adverse impacts include smells and foul odors, pest control issues, and, in extreme cases, floor/ceiling collapses as well as potential fire dangers. Thus, as the housing provider, you cannot ignore the situation. There are several resources available to local landlords (see the sidebar on the next page). Start with these resources to find someone who will reach out to your resident in a manner that fosters trust and a willingness to permit supervised care. You might succeed, especially if you offer to pay for cleaning and clutter removal. Yes, such proactive help might be initially costly, but these efforts could result in a permanent level of cleanliness that no longer poses serious risk to the tenant or to those living around her. Sometimes, legal action may be necessary—but contemplate this route only if all reasonable efforts to procure

supervised care fails. Your attorney may begin legal action against the resident for failing to permit lawful requests for access (e.g., entries to assess the hoarding and to contemplate a remedy) and, in extreme cases, the ongoing maintenance of a nuisance. However, please keep in mind that the purpose of such litigation should be to convince your tenant to seek help to meaningfully address the problem, as opposed to forcefully evicting her from the building. In other words, initiating an eviction is done not to make her move but rather to elevate the seriousness of the situation to her as well as to the various local resources in town that may be willing to provide help. Is it possible that the tenant refuses all assistance and continues to hoard and clutter to an extent that severely impacts those around her? Yes, and in those instances the legal processes may have to move ahead toward termination of the tenancy. Yet those cases are rare, and more often than not the hoarder ultimately welcomes good faith efforts to address a mental illness that socially isolates and ostracizes its victims. —Dave Wasserman

In my 12-unit building, most tenants want an app-based laundry system, so they’re not burdened with coins. A few

It’s more important than ever to recycle.

PRACTICAL REAL ESTATE ADVICE YOU CAN COUNT ON • Residential (rental property owners) • Commercial • Land Use • Contract Formation • Dispute Resolution Denise A. Leadbetter Attorney at Law

denise@kosterleadbetterlaw.com

415-713.8680 Koster & Leadbetter LLP

The Flood Building 870 Market Street • Suite 450 • San Francisco, CA 94102 www.kosterleadbetter.com

Thomas Koster Attorney at Law

thomas@kosterleadbetterlaw.com

415-680-0023 SF APARTMENT MAGAZINE | NOVEMBER 2023 41

Explore the below resources to help tenants with hoarding and cluttering. More often than not, a hoarding tenant will welcome a good faith effort to address a mental illness behind the isolating and potentially dangerous behavior. ADULT PROTECTIVE SERVICES

sfhsa.org MENTAL HEALTH ASSOCIATION OF SAN FRANCISCO

mentalhealthsf.org LEGAL ASSISTANCE TO THE ELDERLY

aesf.org

older tenants are opposed to the change. Could a laundry room upgrade count as a reduction in services to those opposed?

Reduction in housing services is a case-by-case issue, so there is no onesize-fits-all approach to these issues. In San Francisco, claims for the reduction in housing services are handled by the San Francisco Residential Rent Stabilization and Arbitration Board—typically shortened to Rent Board. A tenant may file a petition with the Rent Board for a reduction in base rent when the landlord has substantially decreased a housing service without reducing the tenant’s base rent per San Francisco Admin. Code § 37.8(b)(2). A housing service is defined as any service provided by the landlord connected with the use or occupancy of a rental unit. (San Francisco Admin. Code § 37.8(g).) That code section explicitly identifies laundry facilities as a housing service. To establish a successful claim, a tenant has the burden to prove the following elements per the Rent Board Rules and Regulations Sec. 10.10: 1. The petition pertains to a housing service per the definition above;

42 NOVEMBER 2023 | SF APARTMENT MAGAZINE

2. The housing service was reasonably expected and/or provided at the commencement of the tenancy and/or verifiably promised by the landlord prior to commencement of the tenancy, or added after commencement of the tenancy if additional rent was paid when it was provided; 3. The housing service was decreased, removed or not provided by the landlord or manager; 4. The landlord or manager was provided actual or constructive notice of the decreased housing service claim; 5. The landlord or manager failed to provide or restore the housing service within a reasonable amount of time after receiving notice of the claim; 6. The decrease in housing service was substantial; and 7. The landlord did not reduce the base rent by a reasonable amount for the decreased housing service. There is no question that laundry facilities are a housing service (#1) and were provided at the commencement of the tenancy (#2). Assuming the notice (#4) and time to restore (#5) elements are also satisfied, the factual questions for the Rent Board would be whether switching to app-based laundry machines is a decrease in housing services (#3) and whether that decrease is substantial (#6). Technically, switching to app-based laundry machines would not reduce a housing service because it would still be available to all of the tenants. However, if you happen to have a blind or similarly disabled tenant, an app-based laundry payment system could make their lives considerably more difficult. Even outside of having disabled tenants, elderly tenants may not have a smartphone. Elderly tenants may even genuinely convey their inability to use a smartphone at the Rent Board hearing. The Rent Board leans toward finding in favor of tenants. It is typically in the landlord’s best interest to accommodate tenants regardless of their disability status. There are different solutions for this accommodation problem; you could just keep the coin-based system, or you could

keep a few machines on the coin-based system and convert the rest. Finally, there is the question of the rent reduction (#7). While San Francisco does not have valuation guidelines for the reduction of housing services, the Los Angeles Housing and Community Investment Department sets coin-operated laundry at $24 per month. Obviously, this number is not controlling for the San Francisco Rent Board, but it does provide some insight. If you reduce the housing services for elderly tenants with reduced mobility and/or alternative laundry services are far away, the number is certainly going to be higher. —Thomas Koster The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Thomas Koster is with Koster & Leadbetter, LLP and can be reached at 415-713-8680.

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San Francisco’s premier real estate law firm has been advancing the rights of property owners for over two decades. Contact us for your real estate legal needs, and scan the QR code to subscribe to our monthly newsletter. SF APARTMENT MAGAZINE | NOVEMBER 2023 43

Hard Knox… continued from Page 36

PROTECT PROPERTY RIGHTS The California Apartment Association (CAA) is ramping up its campaign to fight the next anti-housing rent control measure headed for the statewide ballot. The measure, bankrolled by the AIDS Healthcare Foundation (AHF) and its president, Michael Weinstein, qualified for the November 2024 general election ballot and seeks to repeal the Costa-Hawkins Rental Housing Act of 1995, California’s most important rental housing protection law. In response, CAA has reactivated Californians for Responsible Housing, the same campaign committee that successfully defeated Weinstein’s previous radical rent control measures. To support the committee, CAA has hired a cadre of seasoned pollsters, campaign consultants, legal advisors, and media relations specialists. Concurrently, CAA is sponsoring a separate ballot measure to prevent Weinstein from misusing taxpayer dollars on future rent control campaigns or other political ventures unrelated to the core mission of the AHF. It would mark a substantial shift for Weinstein, who’s funneled upward of $100 million to political ventures in recent years, according to Politico. He’s also vowed to continue bankrolling statewide rent control measures until one passes. Weinstein’s “Justice for Renters Act” would empower cities and counties to impose strict rent control on all apartments and single-family homes and abolish the state’s existing ban on vacancy control. Vacancy control prohibits rental housing providers from adjusting rents to market rates when a tenant moves out. Such a policy leads to property deterioration and stifled investment in housing. CAA’s statewide initiative, the Protect Patients Now Act, would impose safeguards to prevent the AHF from misspending taxpayer dollars that should be spent on patient healthcare. The Protect Patients Now Act provides that, should the law be violated, the offending organizations could face severe repercussions, including potential investigations and loss of federal funding. CAA’s dual campaigns aim to defeat both Weinstein’s current rent control measure and prevent him from misusing taxpayer dollars to fund rent control campaigns in the future. For more information or to get involved, visit protectcapatientsnow.com. To help CAA defeat this effort to repeal Costa-Hawkins, please contribute to the CAA Issues Committee. CAA’s recommended contribution is $250 per apartment that you own in California.

Class Session #3: Disaster Medicine:

This session provides health considerations for potential rescuers, including opening airways, stopping bleeding and shock position, S.T.A.R.T triage, and minor injurings and burns.

Class Session #4: Light Search and

Rescue. Participants will learn about the different types of construction in San Francisco and where to look for damage and how to search interiors. They’ll learn best practices for lifting heavy objects and carrying victims.

Class Session #5: Team Organization

and Management. This class explains how NERT is a part of San Francisco’s Disaster Plan and the Incident Command System. The instruction will also cover managing different disasters and disaster psychology.

Class Session #6: Skills Development and Application, Final Exam Review. The main topics include handson training, extinguishing fires, triaging and treating victims, extricating a victim trapped by heavy timbers, interior searches and reporting missing persons, and exterior building damage assessment.

The training concludes with an award of achievement and course evaluation. If you’d like to organize or encourage NERT training in your building or community, visit sf-fire.org/nert.

Be On Your A Game.

To make a donation, visit caanet.org/landing/issues-committee.

44 NOVEMBER 2023 | SF APARTMENT MAGAZINE

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

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SF APARTMENT MAGAZINE | NOVEMBER 2023 45

Prevent Fires.

DONATE TO THE SFAA LEGAL FUND TODAY During the legislative process, SFAA reaches out to members of the Board of Supervisors to address points of concern, support, or opposition regarding any given legislative or policy proposal that impacts rental housing providers. On issues that are particularly harmful for property owners, like the COVID-19 Tenant Protection Ordinance, we’ll mobilize our membership in a grassroots effort to engage members of City Hall.

Tape and Bag Lithium Batteries What should you do with old lithium batteries? A big part of the answer is clear tape. Old lithium batteries may no longer have the power to run devices, but they can still release energy though their contact points. Lithium batteries that are not taped can cause fires in collection trucks and recycling facilities, and harm workers. •

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

•

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

•

Place the bag on top of your landfill bin. Recology will collect the bag, sort the batteries, and safely ship them to companies that specialize in battery recycling.

46 NOVEMBER 2023 | SF APARTMENT MAGAZINE

But oftentimes, especially in an increasingly tenant-friendly city, these proposals get voted into law anyway. During a legislative hearing last year, for example, the Land Use Committee heard from hundreds of small property owners. In the legislative file, there are 6,000 pages of comments from San Franciscans, almost all from housing providers opposed to the legislation. And yet, the ordinance was approved by a vote of 10-1. SFAA established its legal fund in 1998, and when the Board of Supervisors passes ordinances that violate our members’ rights, we have no choice but to file litigation against the city. In recent years, we’ve seen a pattern of laws being passed that don’t consider or address the perspectives of housing providers. We ask that you donate to the SFAA Legal Fund today. Please write a check to the “SFAA Legal Fund” and mail it to the SFAA office at 265 Ivy Street, San Francisco, CA 94102 to support this effort and to help build the legal fund to function as a deterrent against future harmful proposals.

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sfaa 2 2023calendar

sfaa

November

WEDNESDAY, NOVEMBER 1 2023 Legislative & Judicial Recap Zoom Webinar System 2:00 p.m. to. 3:00 p.m. Donation to Legal Fund

THURSDAY, NOVEMBER 2 Security Deposit Returns On-Demand Previously recorded link 10:00 a.m. to. 11:00 a.m. Members $45 Non Members $65

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

WEDNESDAY, NOVEMBER 15 Virtual Legal Panel 10:00 a.m. to. 11:00 a.m.

TUESDAY, NOVEMBER 28 Intellirent Emerging Trends Zoom Webinar System 1:00 p.m. to. 2:00 p.m. FREE for SFAA Members

WEDNESDAY, NOVEMBER 29 P’s and Q’s: Landlord Etiquette 1:00 p.m. to 2:00 p.m. Members $45 Non Members $65

THURSDAY, NOVEMBER 9 Small Claims On-Demand Previously recorded link 10:00 a.m. to. 11:00 a.m. Members $45 Non Members $65

SFAA office will be closed Friday, November 10th in observance of Veteran’s Day, and Thursday, November 23rd & Friday, November 24th in observance of Thanksgiving and Friday, December 22nd, Monday December 25th and Tuesday December 26th in observance of Christmas.

48 NOVEMBER 2023 | SF APARTMENT MAGAZINE

join online at sfaa.org or call 415.255.2288

2023

join online at sfaa.org or call 415.255.2288

ALLOWABLE RENT INCREASES

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.”

INTEREST ON DEPOSITS

2023 - 2024: 3.6%

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

03/01/23 - 02/29/24

3.6%

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%

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

03/01/23 - 02/29/24

2.3%

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

RENT BOARD FEE

$29.50

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. This fee is billed to the landlord each year on the property tax statement sent in November, but the law permits landlords to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1 of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. If you have not collected Rent Board fees in the past, you can collect back to 1999. ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS 2022-2023

$29.50

2021-2022

$29.50

2020-2021

$25.00

2019-2020

$25.00

2018-2019

$22.50

3.1%

2017-2018

$22.50

03/01/08 - 02/28/09

5.2%

2016-2017

$20.00

03/01/07 - 02/29/08

5.2%

2015-2016

$18.50

03/01/18 - 02/28/19

1.6%

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

03/01/17 - 02/28/18

2.2%

03/01/16 - 02/29/17

1.6%

CONTACT INTELLIRENT FOR MORE INFORMATION:

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%

2014-2015

$18.00

415-849-4400 SAN FRANCISCO’S

CAPITAL IMPROVEMENTS The capital improvement interest rates for 3/1/23 through 2/29/24 are listed below: AMORTIZATION

INT. RATE

MULTIPLIER

7 YEARS

2.8%

.01312

10 YEARS

2.8%

.00956

15 YEARS

3.0%

.00691

20 YEARS

3.1%

.00560

03/01/09 - 02/28/10

2.2%

2013-2014

$14.50

03/01/08 - 02/28/09

2.0%

2012-2013

$14.50

03/01/07 - 02/29/08

1.5%

2011-2012

$14.50

03/01/06 - 02/28/07

1.7%

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

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

& information

CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION

415-252-4600 sfgov.org/rentboard

SF APARTMENT MAGAZINE | NOVEMBER 2023 49

SFAA Professional Services Directory

1031 TAX DEFERRED EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY Lisa Jackson 415-244-1339 lisajackson@firstam.com 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 Yat-Cheong Au 408-298-8888 Ext: 188 sales@aec-alarms.com

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 yatcheong@aec-alarms.com Q ARCHITECTURE Dawn Ma www.que-arch.com

415-695-2700

ASSOCIATIONS

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

ATTORNEYS

BARTH CALDERON, LLP Paul Hitchcock Paul@barthattorneys.com All languages welcome BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law

415-577-4685

415-409-7611

CHONG LAW Dolores Chong 415-437-7807 chongdolores@earthlink.net DOWLING & MARQUEZ, LLP Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com Spanish FISHER BOYLES, LLP Matthew Weiner 415-595-8706 Matthew.weiner@fisherbroyles.com https://www.fisherbroyles.com/ FRANK KIM ESQ., EVICTION ASSISTANCE Jo Biel 415-752-6070 Spanish, Korean, Cantonese and Mandarin

50 NOVEMBER 2023 | SF APARTMENT MAGAZINE

FRIED, WILLIAMS & GRICE CONNOR Clifford E. Fried 415-421-0100 www.friedwilliams.com French, Spanish and Portuguese HERZIG & BERLESE Barbara Herzig bherzig@hbcondolaw.com

415-861-8800

ILENE M. HOCHSTEIN, ATTORNEY AT LAW Ilene Hochstein 650-877-8288 ilene@hochsteinlaw.net KAUFMAN, DOLOWICH, VOLUCK Ashley Klein 415-926-7612 aklein@kdvlaw.com KIMBALL, TIREY & ST. JOHN LLP Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com LAW OFFICES OF KOSTER & LEADBETTER, LLP Denise Leadbetter 415-713-8680 denise@kosterleadbetterlaw.com www.kosterleadbetterlaw.com LAW OFFICE OF EDWARD KAIGH, PC Edward Kaigh 917-406-6063 edward@kaighlaw.com

STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald 415-956-6488 www.samlaw.net sam@samlaw.net Mandarin, Cantonese & Spanish TRN LAW ASSOCIATES Tiffany R. Norman tiffany@trnlaw.com www.trnlaw.com

415-823-4566

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

415-552-8230

ZACKS & FREEDMAN, PC Andrew M. Zacks www.zfplaw.com

415-956-8100

ZANGHI TORRES ARSHAWSKY, LLP John P. Zanghi 415-977-0444 www.zatlaw.com

BEDBUG DETECTION

LAW OFFICES OF SCOTT T. OKAMOTO Scott T. Okamoto 415-766-5871 www.scottokamotolaw.com

CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

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

PREMIER CANINE DETECTION Jordan Garcia 415-612-6645 www.premiercaninedectection.com

LAW OFFICES OF LAWRENCE M. SCANCARELLI Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com MASTROMONACO REAL PROPERTY LAW GROUP Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com

415-981-5451

REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com SHEPPARD-UZIEL LAW FIRM Jaime Uziel 415-296-0900 ju@sheppardlaw.com SINGER, SCOTT & DECKER, P.C. Edward Singer 650-393-5862 www.edsinger.net STEINER LAW OFFICE Michael Heath mheath@mheathlaw.com

415-931-4207

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

415-981-2844

CONSTRUCTION PODS Chad Schutt cschutt@pods.com

310-270-5127

CONSULTANTS: PERMITS & PLANNING

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

CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com

415-447-2020

CREDIT REPORTING INTELLIRENT Cassandra Joachim www.myintellirent.com

415-849-4400

DRAIN SERVICES

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

EMERGENCY SERVICES

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

ENERGY SERVICES

ARMADA POWER David Myers 614-918-7493 dmyers@armadapower.com

ENVIRONMENTAL CONSULTING

FACADE INSPECTIONS

BORNE CONSULTING Cade Osborne 415-319-4789 cade@borne-consulting.com borne-consulting.com/

FIRE ESCAPE INSPECTION & MAINTENANCE 415-279-6113

GREAT ESCAPE SERVICES Terry Walsh 415-566-1479 www.greatescapeservice.com

FIRE PROTECTION CONTRACTORS

A-TOTAL FIRE PROTECTION COMPANY, INC. Monte L. Osborn, CEO Tyler Osborn, CFO 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com AEC ALARMS SFfire@aec-alarms.com

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

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

ONE STOP MAINTENANCE John Flaxa 650-296-4947 info@onestopmaintenance.co www.onestopmaintenance.co

HARDWARE

WEST COAST PROPERTY MANAGEMENT Joseph Keng 415-885-6970 ext. 101 www.wcpm.com

LUXER ONE Josh Grosser joshg@luxerone.com

415-215-4670

HUMAN RESOURCES INTERSOLTUTIONS, LLC jhong@intersolutions.com

INSURANCE COMPANIES

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

ESCAPE ARTISTS Ben Maxon www.sfescapeartists.com

RECOLOGY SUNSET SCAVENGER Dan Negron 415-330-2911 recologysf.com

628-208-0188

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

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 USI INSURANCE Sarmad Naqvi sarmad.naqvi@usi.com www.usi.com

510-590-0635

INTERNET SERVICES PROVIDERS COMCAST/XFINITY Michael Juliano www.xfinity.com

925-495-9922

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

415-794-2176

LENDING / FULL SERVICE BANKS

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

LENDING / INSTITUTIONS

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

LOCKSMITHS

CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

GREENTREE MAINTENANCE Yvonne Figueroa 415-854-9495 Figueroa@veritasinv.com

MEDIATION

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

MOVING COMPANIES

CLUTCH MOVING COMPANY Steven Mandac 650-425-0353 sales@clutchmovingcompany.com www.clutchmovingcompany.com

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

415-254-7818

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

415-822-2011

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com BANNER PEST SERVICES Brad Erekson brad@bannerpc.com www.bannerpc.com

650-678-2300

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 ROS PLUMBING Niall niall@rosplumbing.com

415-505-2180

SF APARTMENT MAGAZINE | NOVEMBER 2023 51

URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@sbcglobal.net

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

PROCESS SERVER

ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 alexandersonproperties.com alexanderson08@yahoo.com

RHINO PROCESS SERVING INVESTIGATION Lindon Lilly 833-711-3400 info@lllegalassistance.com www.lllegalassistance.com

PROJECT MANAGEMENT

AMORE REAL ESTATE, INC Jerry Hsieh 415-567-4800 www.amoresf.com ANCHOR REALTY Mark Campana mark@anchorealtyinc.com www.anchorealtyinc.com

BAY PROPERTY GROUP Anna Katz 510-836-0110 anna@baypropertygroup.com www.baypropertygroup.com BAYVIEW PROPERTY MANAGERS James Blanding 415-822-8793 xt.4 bayview60@comcast.net www.bayviewpropertymanagers.com BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com

415-254-8679

415-621-2700

BETTER PROPERTY MANAGEMENT Steven Brown 415-861-9980 sbrown@bpm-re.com

ARTAL PROPERTIES John Artal 415-647-4400 artalproperties@gmail.com www.artalproperties.com

BLVD RESIDENTIAL Debbie Brackett 650-328-5050 dbrackett@blvdresidential.com www.blvdresidential.com

650-763-8552

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

BOARDWALK INVESTMENTS Marilyn Andrews 650-355-5556 ma@boardwalkrents.com

ABACUS PROPERTY MANAGEMENT Timothy Cannon 415-841-2105 tim@sanfranrealestate.com www.abacuspropertymanagement.com

BARBAGELATA REAL ESTATE COMPANY Paul Barbagelata paulb@realestatesf.com

BRIDGES PROPERTY MANAGEMENT GROUP Patricia Lee 415-205-7401 pleehomes@gmail.com

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

PROPERTY MANAGEMENT

2B LIVING Brooks Baskin brooks@twobliving.com www.twobliving.com

Property Management Members The following members are SFAA Property Management Members. They fully support the organization and are dedicated to SFAA’s goals. For more information about the benefits of becoming a Property Management Member, contact Maria Shea at maria@sfaa.org or 415-255-2288 x 110. ADVENT PROPERTIES, INC. Benjamin Scott, CCRM 510-289-1184 www.adventpropertiesinc.com

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

AMSI Robb Fleischer www.amsires.com

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

CECCHINI REALTY CO. Dante Cecchini, CCRM www.cecchinirealty.com

415-447-2020

415-550-8855

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

415-221-2032

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

415-648-1516

52 NOVEMBER 2023 | SF APARTMENT MAGAZINE

PROGRESSIVE PROPERTY GROUP Dace Dislere & Joe Gillach 415-515-4329 REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com S&L REALTY Robert Link www.slrealty-sf.com

415-386-3111

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

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com CANTRELL ASSOCIATES CORPORATION Jim Cantrell 415-956-6000 jimcha@pacbell.net CENTERSTONE PROPERTY MANAGEMENT Ron Erickson 415-626-9944 rjerickson@sbcglobal.net CHELSEA PACIFIC Kaylin Alexandra 415-937-5370 x103 kaylin@chelseapacific.com CIRRUS ASSET MANAGEMENT Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com COIT TOWER PROPERTIES Yoshi Yamada 415-447-6834 Yoshicoit@yahoo.com CONSOLIDATED PROPERTY MANAGEMENT EIC GROUP, INC. Penny Pan 415-682-0708 office@cpmbayarea.com CORCORAN ICON PROPERTIES Dawn Cusulos 415-678-8854 dawn.cusulos@corcoranicon.com

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

CROSSBAY GROUP INC 408-512-4366 Eclipse Property Management Inc. Terrence Tom 510-865-8700 x303 ttom@eclipsepm.net

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

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

415-221-2032

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com VESTA ASSET MANAGEMENT Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT Paul Mora 415-674-1440 pmora@fogciti.com FOUNDATION RENTALS & RELOCATION, INC. Christopher Barrow 415-507-9600 cb@foundationhomes.com GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com GEARY REAL ESTATE, INC. Melissa Geary melissa@gearyrealestateinc.com GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 www.goodwin-realty.com

M PROPERTIES Mark Mangampat mark@mproperties.com

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

MAG MANAGEMENT Lana August lanaml@gaehwiler.com

PRESENT FINANACIAL PROPERTY MANAGEMENT Brandon Temple 650-346-5009 Brandon@presentfinancialpm.com

MARSHALL & CO. PROPERTY MANAGEMENT Marshall Jainchill marshall@marshallproperty.com MCKEEVER REALTY Chuck Lewkowitz chucklewkowitz@gmail.com MERIDIAN MANAGEMENT GROUP Randall Chapman 415-434-9700 www.mmgprop.com

GOLDEN GATE PROPERTIES Ferdinand Piano 415-498-0066 ferdinand@g2properties.com

MORLEY FREDERICKS REAL ESTATE SERVICES Steve Morley 415-722-4724 susan@thelucascompany.com

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

MOSSER COMPANY Neveo Mosser nmosser@mosserco.com

GM GREEN REAL ESTATE INC. George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com

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

GORDON CLIFFORD PROPERTIES, INC. Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com HILL & CO. LEASING Ben Burgoon bburgoon@hill-co.com

415-515-9891

HOGAN & VEST INC. Simon Wong hoganvest.com

415-421-7116

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com INCOME PROPERTY SPECIALISTS Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc JACKSON GROUP PROPERTY MANGEMENT, INC. Raymond Scarabosio 415-608-8300 ray@jacksongroup.net 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 KEYOPP PROPERTY MANAGEMENT LEADING PROPERTIES Patrick Boushell 415-346-8600 x102 pboushell@leading-sf.com Legacy PTLA LLC Brent Mustin LINGSCH REALTY Natalie M. Dress www.lingschrealty.com

510-352-6310 415-648-1516

LUCAS & COMPANY Susan Lucas 415-722-4724 susan@thelucascompany.com

415-284-9000

NICE VENTURES INC Laurie Thomas laurie@niceventures.com NORTHPOINT APARTMENTS Taylor Ownes-Kees 415-989-2007 towenskees@northpointsf.com www.thenorthpointapartments.com ONERENT DBA POPLAR HOMES Nicole Cheatham 408-381-3157 nicole@popularhomes.com OPEN WORLD PROPERTIES Jonathan Daryl Fleming 510-250-0946 jonathan@openworldproperties.com www.Openworldproperties.Com ORVICK MANAGEMENT GROUP David Orvick 408-497-1880 david@orvprop.com PACIFIC REALTY Robert Pecholtres

415-923-1100

PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net PEAK REALTY GROUP James C. Keighran 415-474-7325 info@peakrealtygroup.com www.peakrealtygroup.com PILLAR CAPITAL REAL ESTATE Jonathan Ng 415-885-9584 jonathan@thepillarcapital.com PIP INC./SFRENT Sarosh Kumana sarosh@sfrent.net www.sfrent.net

415-861-4554

PMREI Paul McLean pmrei@outlook.com

415-999-1407

PODESTO PROPERTIES Gina Enriquez gandpofsf@aol.com

415-794-7125

PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com PRO EQUITY AM Tori Linnell vlinnell@proequityam.com

916-838-2804

PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com RAJ PROPERTIES Jennifer Mayo 559-587-1318 mainoffice2@rajproperties.com www.rajproperties.com RALSTON MANAGEMENT GROUP Keith Jurcazak 650-303-3182 kj@ralstonmanagementgroup.com www.ralstonmanagementgroup.com 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 kristine@rockawayresidential.com rockawayresidential.com ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com RNB PROPERTY MANAGEMENT GOLDEN GATE Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com RPM MANAGEMENT GROUP Dipak Patel 415-672-1203 dipak@rpmmg.com RYEBREAD PROPERTIES, INC. Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com SALMA & COMPANY Ryan Salma 415-931-8259 propertymanager@salma-co.com www.salma-co.com SFREALESTATE.COM Mark McNee mark@mcnee.net www.sfrealestate.com

415-967-2637

SHAREVEST 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

SF APARTMENT MAGAZINE | NOVEMBER 2023 53

SILVER CREEK PROPERTY MANAGEMENT Jonathan Arguello 925-600-1818 jmsilvercreek@sbcglobal.net www.teamsilvercreek.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 TAPESTRY PROPERTIES Roger Fong 415-334-6120 tapproperties2010@gmail.com TOWER RENTS Anthony Harkins tony@towerrents.com

415-377-7571

VIVE REAL ESTATE Mharla Ortega 415-495-4739 x1010 mharla@letsvive.com www.letsvive.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WICKLOW MANAGEMENT Mike O’Neill 415-928-7377 wicklowmanagement@gmail.com www.wicklowsf.com WILLIAM BOGGS William Boggs sfboggsz@yahoo.com

415-269-0689

VERTEX PROPERTIESS Craig Berendt craig.berendt@gmail.com

415-608-3050

VESTA ASSET MANAGEMENT Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com

PROPERTY MANAGEMENT SOFTWARE APPFOLIO Mindy Sorenson 888-700-8299 mindy.sorenson@appfolio,com DOOR LOOP Maria Barbera mbarbera@doorlopp.com

888-607-3667

RENT RAISERS Michelle L. Horneff-Cohen 415-661-3860 www.propertymanagementsystems.net YARDI Kelly Krier kelly.krier@yardi.com

805-699-2040

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

54 NOVEMBER 2023 | SF APARTMENT MAGAZINE

REAL ESTATE BROKERS & AGENTS ARTHUR KRAMER, JR. Arthur Kramer, Jr. artiekramer@gmail.com

415-290-7080

BERKSHIRE HATHAWAY FRANCISCAN PROPERTIES Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com BIG TREE PROPERTIES Evan Matteo 415-305-4931 evan@bigtreeproperties.com BRICK & MORTAR REAL ESTATE SERVICES Eyal Katz 415-990-6762 eyal@brickandmortarsf.com CHUCK & ASSOCIATES Kevin Chuck chuckassoc@gmail.com

415-595-5832

JEREMY WILLIAMS REAL ESTATE SALES Jeremy Williams 415-932-9846 jeremy@jeremywilliams.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 leslie.j.burnley@gmail.com leslieburnley.com LISA ANNE ECKERT Lisa Anne Eckert eckertlisa205@gmail.com

MAVEN PROPERTIES Matthew Sheridan matt@mavenproperties.com

COLLIERS - MEDHI STAR

NHB REAL ESTATE INC. Tanya Dzhibrailova tanya@nhbrealestate.com www.nbhrealestate.com

mehdi.star@colliers.com nlx.colliers.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 Tim Johnson 415-710-9000 tim.johnson@compass.com www.timjohnsonsf.com 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 Jay Greenberg 415-378-6755 jay@jayhgreenberg.com COMPASS COMMERCIAL Mirella Webb 415-640-4133 mirella.webb@compass.com CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.com

415-370-7077

650-759-6726

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

COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com 858-243-3954

415-717-8709

415-531-6779

PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com RESIDE Hilary Hedemark mlsinfo@sideinc.com

617-416-4104

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

415-386-3111

STEELE PROPERTIES Ryan Steele 415-881-7762 ryan@steeleproperties.com www.steeleproperties.com TERRENCE CHAN Terrence Chan tchanhomes@gmail.com

415-317-7011

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com VANGUARD COMMERCIAL Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.com VANGUARD PROPERTIES Dimitris Drolapas dd@vanguardsf.com

415-531-9659

REAL ESTATE INVESTMENTS CITY REAL ESTATE Arthur Tom art@cityrealestatesf.com cityrealestatesf.com

415-987-6788

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

415-497-8307

ASSOCIATE MEMBER SPOTLIGHT Editor’s Note: Welcome to our Associate Member Spotlight, where we feature associate members new to SFAA and how they can improve the lives of the association’s membership.

Let’s extend a warm welcome to the following new associate members of the San Francisco Apartment Association.

PACKAGE MANAGEMENT LUXER ONE Joshua Grosser Director, Multifamily Sales

PLUMBING SERVICES ROS PLUMBING Niall Dolan Backflow Inspections

SF Apartment Magazine: Can you tell us about your business? What service or product do you provide?

Joshua Grosser: Luxer One provides package management

Niall Dolan: Ros Plumbing is a small family-owned business,

systems for multifamily, retail, office, universities, and mail centers.

SFAM: How can you help improve business for SFAA members? JG: Luxer One’s core product solutions are smart package lockers and package rooms to streamline the handling of package deliveries for residents and property management. Luxer One’s systems can save time and reduce the risk of package theft. From its inception, Luxer One has been deeply involved in the San Francisco community, actively collaborating with property owners, residents, and local businesses to provide tailored solutions that enhance the daily lives of city dwellers. Whether through sustainable practices, employment opportunities, or community outreach programs, Luxer One is committed to solving logistical challenges and contributing positively to the fabric of the San Francisco community it calls home.

and we’ve been around for about fifteen years. We specialize in hot water systems, hot water boilers, hydronic heating systems, and steam boilers. We have a wide variety of experience in boilers and hydronic systems. Also, we are very knowledgeable on San Francisco Plumbing and Heating codes.

SFAM: How can you help improve business for SFAA members? ND: Whether you want to experience amazing thermal comfort indoor or outdoor, our radiant and hydronic underfloor heating systems offer huge flexibility in application and can be installed under floors, patios, driveways and walkways. Customization opportunities are endless; no radiators or air ducts required. There’s compatibility with almost any type of flooring, including hardwood, concrete, tile, marble, carpet and linoleum. It’s easy to create the space you’ve always wanted. SFAM: What do you love about your day-to-day work in San Francisco?

SFAM: What do you love about your day-to-day work in San Francisco?

ND: It is always enjoyable to look at the scenery in San Francisco and meeting new people.

JG: Having lived and worked in San Francisco for the past twenty-three years, I feel a special bond with the city and surrounding areas. Having seen the Bay Bridge, Golden Gate Bridge, Alcatraz, and city skyline from at least a hundred different properties’ vantage points, I am still in awe of the city’s beauty. The energy and community in our always-evolving urban core keeps me on my toes and motivates me to continue improving the way the world receives goods.

Testimony from a recent client: I highly recommend Ros Plumbing. Niall and Fernando diagnosed the cause of a leak, which left me without water for three days. They replaced an aged pipe the next day. They also installed a new thermostat and garbage disposal that were no longer functioning. All within five hours! Not only are they talented, efficient, and reasonably priced, but they are also personable. When everything is going wrong, a nice demeanor goes a long way!

Testimony from a recent client: “We implemented a range of Luxer One systems across our multifamily property portfolio, from affordable housing to luxury towers. We have found it a cost-effective way to deal with package deliveries as it automates our self-service options for residents and augments our full-service onsite concierge teams. The Luxer One team is great to work with, from the start of a project, through installation, and ongoing support of the systems.”

ROS PLUMBING, LLC 102 Bradford Street San Francisco, CA 94110 415-505-2180

hello@rosplumbing.com www.rosplumbing.com

LUXER ONE

5040 Dudley Blvd McClellan, CA 95652 415-390-0123

Luxerone.com

SF APARTMENT MAGAZINE | NOVEMBER 2023 55

sfaa sfaa 2023 membership application

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

Units

Base Fee

Units Fee

$480

$8 per unit =

23 +

$435

$10 per unit =

TOTAL UNIT AMOUNT:

1-22

$580

$5 per unit =

$535

$7 per unit =

TOTAL UNIT AMOUNT:

844-459-1495

TOTAL AMOUNT:

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

CONTACT INFORMATION

RESIDENTIAL LEASING

ASSOCIATE MEMBER DUES: $560

Contact Person

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

Company/Title Address City

State

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

Zip

Mobile Phone Email Address

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

Website PAYMENT METHOD

Check

REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com

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

Unit Fee

23 +

RENT RAISERS Michelle Horneff-Cohen michelle@propertymanagementsystems.net

COSTAR Aj Herlitz www.costargroup.com aherlitz@costar.com

TOTAL AMOUNT:

Base Fee

RENT BOARD PETITIONS

RENTAL LISTING SERVICES

MANAGEMENT COMPANY DUES Units

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz 415-673-4211 MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco

RENT BOARD PASSTHROUGHS Kim Boyd Bermingham 415-333-8005 www.rentboardpass.com

REGULAR MEMBER DUES

1-22

REFINISHING / RESURFACING SERVICE

Amex

Visa

3 Digit Security Code

Card #

Expiration Date

Cardholder Name

Billing Zip Code

Authorized Signature

Date HOW DID YOU HEAR ABOUT US?

Referral From

Postcard/Mailer

Magazine

Website

Rent Board

Other

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

KENNEY AND EVEREST REAL ESTATE, INC. Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com LINGSCH REALTY Natalie M. Drees www.lingschrealty.com RELISTO Eric Baird www.relisto.com eric@relisto.com RENTALS IN S.F. Jackie Tom www.rentalsinsf.com

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

56 NOVEMBER 2023 | SF APARTMENT MAGAZINE

415-509-3456

415-648-1516

415-236-6116 x101

415-409-3263

RENTSFNOW Stephanie Versin sversin@veritasinv.com www.rentsfnow.com STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com

VERTEX PROPERTIES Craig Berendt 415-608-3050 www.berendtproperties.com ZUMPER, INC Connor Hodges connor@zumper.com www.zumper.com

949-702-1508

SECURITY

KASTLE SYSTEMS Michael Madisan mike.madisan@kastle.com

415-828-2157

SECURITY DEPOSITS

THE GUARANTORS Alexandra Nazaire 212-266-0020 alexandra.nazaire@theguarantors.com www.theguarantors.com

SEISMIC RETROFIT & STRUCTURAL ENGINEERING BAI CONSTRUCTION Behnam Afshar 510-595-1994 x101 www.baiconstruction.com

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

STAFFING

BG MULTI-FAMILY Shannon Valentino 714-654-9498 svalentino@bgmultifamily.com

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES Hannah Lawson 415-310-2388 hlawson@americancampus.com

SUBMETERS

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PETITION & RENT SERVICES

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SF APARTMENT MAGAZINE | NOVEMBER 2023 57

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Do This; Not That… continued from Page 12

• RESTORATION • WATERPROOFING • ENVIRONMENTAL • COLOR

• COMMERCIAL • RESIDENTIAL • EXTERIOR • INTERIOR

Once the exemptions are provided, you may increase your tenants’ rent to market rates. Increases that do not exceed 10 percent only require 30 days’ advance notice. However, increases above 10 percent require a 90-day advance notice. You may serve it personally on your tenants or serve it by mail. If you mail the notice, you will need to enclose an unsigned proof of service and add five (5) days to the effective date if mailed within the State of California or ten (10) days if mailed outside of the State of California. Rent Increase Perils to Avoid

Landlords face many challenges in serving rent increases. As stated above, rent registration is a requirement of the annual allowable increase under the Rent Ordinance. When it comes to larger increases, the situation becomes more complicated. California’s anti-price-gouging rules take effect whenever a state of emergency is declared, and they arguably limit increases

HOUSING INVENTORY Before proceeding with a rent increase, San Francisco landlords must obtain a license by registering their units with the Rent Board Housing Inventory. Landlords who have not fulfilled their reporting requirements will not receive a license and are not permitted to impose annual allowable and banked rent increases on a tenant until reporting is completed. Reporting can be done online using the Rent Board’s secure website portal which can also be used to pay annual Rent Board Fees during the yearly Fee cycle. Landlords can also report using paper forms, but the process is often delayed. We encourage you to use the online portal if possible. For more information or to access the online portal and paper forms, visit portal.sfrb.org.

60 NOVEMBER 2023 | SF APARTMENT MAGAZINE

to 10 percent in most contexts. (These regulations have become an evergreen feature of emergency management for fires, rains, pandemics, etc., so it is a good idea to consult with an attorney whenever you serve an increase above 10 percent.) No rent is owed if a unit is “uninhabitable.” And if a tenant complains to the Department of Building Inspection about a habitability defect, and a notice of violation is issued and unabated for 35 days, no rent increases can be imposed. An increase in retaliation for the exercise of tenant rights is prohibited, and San Francisco also penalizes bad faith rent increase notices that are imposed in an attempt to coerce a tenant to vacate. The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. This article was written by Mark B. Chernev of Zacks & Freedman, PC, and reprinted with permission. Mark can be reached at 415-956-8100.

Legal Questions

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

SF APARTMENT MAGAZINE | NOVEMBER 2023 61

NERT

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

2nd Annual SFAA Landlord Expo Come join SFAA and local rental property owners for a free educational event covering all things multifamily housing. MARCH 27TH 2024 Fort Mason Center 2A Marina Blvd Gallery 308

SAVE THE DATE 62 NOVEMBER 2023 | SF APARTMENT MAGAZINE

sfaa’s

Recap & Emerging Trends Webinar As we end the calendar year, let’s take a step back to look at emerging trends in residential leasing and what they may mean for the industry looking ahead. Join the Intellirent team for a reflection and discussion on the changes that have occurred in the market over the past year and what these shifts may mean for the coming year. Plus, make sure you’re up to date on all of Intellirent’s exciting 2023 developments and new features. INSTRUCTOR:

Kara Hohne, Client Success Manager and Kathleen Castro, Product Experience Manager DATE & TIME:

Wednesday 11/29/2023 1:00 p.m. - 2:00 p.m. COSTS:

REGISTRATION LINK:

https://us02web.zoom.us/webinar/register/WN_2VeQ8oe AQvmJMkQJKGONmwLink: WN_2VeQ8oeAQvmJMkQJK GONmw For more information, contact Maria Shea at 415.255.2288 x110 or maria@sfaa.org.

Free to SFAA Members ONLY.

extra extra

READ ALL ABOUT IT

In San Francisco, managing and owning rental property can be a tough business. Keep your manager up to date with the latest news, legislation, trends and analysis of the industry. SFAA members can now send their managers or friends SF Apartment Magazine for only $84 a year.

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

SF APARTMENT MAGAZINE | NOVEMBER 2023 63

sfaa sfaa 2023 What You Need to Know MEMBER MEETING

Live Legal Panel - via Zoom November 15, 2023

Background

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

64 NOVEMBER 2023 | SF APARTMENT MAGAZINE

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415.775.8513 SF APARTMENT MAGAZINE | NOVEMBER 2023 65

PRICE

2023 FALL CCRM Webinar Series Schedule & Registration Course Course Name #

Date

Time

Member

# of NonTotal Member Attendees

Series

Full CCRM Series (Value Savings)

See schedule below

PMR100

Introduction to Ethical Property Management

10/10/2023

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

10/17/2023

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

10/24/2023

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

10/31/2023

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

11/7/2023

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

11/14/2023

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

11/21/2023

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

11/28/2023

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

12/5/2023

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

12/12/2023

6PM-9PM

FREE

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

Total Due:

To Register

Online: www.sfaa.org Call: 415-255-2288 x.110 Email: maria@sfaa.org

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

Attendee Information: o Member

Attendee Name: Title:

Company Name:

Address

City:

Phone:

Fax:

E-Mail:

Local Association ID Number:

Payment Information: o Credit Card

Zip:

o Mailing Check o Series Invoicing (members only benefit)

Credit card number: Signature:

o Non Member

Exp. Date Name printed:

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

caanet.org events@caanet.org

66 NOVEMBER 2023• 980 | SF Ninth APARTMENT MAGAZINE 800.967.4222 Street, Suite 1430 • Sacramento, CA 95814

JOHN ANTONINI + DANIEL FOLEY MULTIFAMILY + MIXED-USE + ADD-VALUE “It is not the strongest of the species that survives, nor the most intelligent. It is the one most adaptable to change” - Charles Darwin

SOLD: 1456 Sacramento Street Trophy 12 Unit Building in Nob Hill Sold for the first time in over 50 years 17 days on market. Multiple offers Sold for 5.3% Cap Rate, 13.1 GRM, $466/ft

Call for Details

SOLD: 1456 Sacramento Street 12 Units | 2 Adjoining Buildings 6 of 10 apartments have been extensively updated with new kitchens, in-unit laundry and dishwashers 6.4% Cap Rate, 10.86 GRM, $369 price/foot

Call for Details John Antonini

Daniel Foley

415.794.9510 john@antoninisf.com www.antoninisf.com

415.866.7997 daniel@danielfoley.com www.danielfoley.com

DRE 01842830

DRE 01866714

SF APARTMENT MAGAZINE | NOVEMBER 2023 67

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

ANYONE ON THE STREET WOULD BE HAPPY TO MANAGE THIS BUILDING

BUT DOES THE THOUGHT OF JUST “ANYONE” MANAGING YOUR INVESTMENT ACTUALLY MAKE YOU HAPPY? You trust a lot of professionals in your life with some your most important decisions – doctors, lawyers, accountants – and you work with them because they are trained, accredited, and come highly recommended. The prinicpals at Gaetani are Certified Property Managers with the Institute of Real Estate Management, licensed California real estate brokers, and are active and respected members of the Professional Property Management Association of San Francisco and the San Francisco Apartment Association. So, when it comes to important things like your real estate investments, don’t leave it to just “anyone” – call the professionals at Gaetani.

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