SF Apartment Magazine December 2023 by sfaa1917

SF APARTMENT magazine

Aiming HIGH

PUSHING FOR PROGRESS IN

2024

Plus: December 2023 / $7.00

SFAA TROPHY AWARDS (p.30)

The trusted advisor to San Francisco Apartment Building Owners

For over 30 years. Interest Rates & Sales Volume From our Q3 2023 Market Report: Historically, interest rate increases have often been a harbinger of decreased transactional volume in the real estate market.

Historical Volume & Interest Rates

Why should you care? Speculation surrounds possible Q4 2024 rate cuts, but the uncertain timing is crucial. This shift highlights the negative impact of prolonged high interest rates on real estate transaction volume. High rates can deter buyers and investors due to increased borrowing costs, decreasing activity. As stakeholders anticipate lasting high rates, they must address the challenges posed by prolonged rate hikes in real estate dynamics.

We’re here to help!

Download the Full Report! Visit thedlteam.com/report or call us below for more information Transactional Volume

Federal Interest Rate

Source: Colliers, MLS, CoStar

Recently Sold Buildings Hayes Valley

Van Ness/Civic Center

120 Webster Street 8 Units

725 Van Ness Avenue 32 Units

900 Van Ness Avenue 29 Units

Please Contact Us For Additional Information Brad Lagomarsino

James Devincenti

Dustin Dolby

Vice Chair

Executive Vice President

brad.lago@colliers.com

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+1 415 288 7872 dustin.dolby@colliers.com

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Visit us at www.thedlteam.com

SF APA APARTMENT

contents

Features

Changing Spaces

by DAWN MA & MIKE UFFERMAN

From the Top by PAM MCELROY

18 4 DECEMBER 2023 | SF APARTMENT MAGAZINE

ARTM Columns

Membership

Building on the Ballot

The Flux of the Matter by JAY H. GREENBERG

The News

Sacramento Report Leads on Laws by DEBRA CARLTON

Market View

Legal Q&A

On the Safe Side by VARIOUS AUTHORS

Calendar

Professional Services Directory

Membership Application

SFAA 2023 Trophy Awards

SF APARTMENT MAGAZINE | DECEMBER 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 DECEMBER 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,

VOLUME XXXV, NUMBER 12 DECEMBER 2023 Published by San Francisco Apartment Association Publisher Vanessa Khaleel Editor Pam McElroy

Art Director Jéna Safai

Production Manager 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.

David Gruber, Neveo Mosser, Chris Bricker, Bert Polacci, James Sangiacomo, Dave Wasserman, Paul Gaetani

SF APARTMENT MAGAZINE | DECEMBER 2023 7

COLUMN

THE NEWS

neighboring cultural institutions to transform the Civic Center area into a clean, safe, and vibrant public space for everyone. Permit Process Improvements

Building on the Ballot

A $300 million bond for new affordable housing construction was added to the March 2024 ballot. Housing Bond on March 2024 Ballot

The San Francisco Board of Supervisors unanimously voted to include a Housing Bond measure—introduced by London Breed and Supervisor Aaron Peskin—on the March 2024 ballot. The $300 million housing bond will support the construction of new affordable homes for San Francisco families, seniors, residents of former public housing projects, and households experiencing homelessness. Funds will also support the rehabilitation of existing affordable housing, including housing for victims and survivors of trafficking and domestic violence. The funds will be broken down as follows: $240 million for new housing production, $30 million for affordable housing preservation, and $30 million for housing for victims and survivors. San Francisco is working to implement its Housing Element commitment (sfplanning.org/housing), which is the City’s effort to build 82,000 new

8 DECEMBER 2023 | SF APARTMENT MAGAZINE

homes over the next eight years. The Housing Bond would help meet these goals. The City has also formed an Affordable Housing Working Group to help develop strategies to meet the goals of the Housing Element. Union Plaza Reopening

The San Francisco Recreation and Parks Department unveiled a transformed Union Plaza in November. The “dynamic hub” will serve as a recreation area in Civic Center. The Plaza now hosts the nation’s “first street skating plaza of its kind,” tables for ping-pong, teqball, chess, foosball, and cornhole, and an array of scheduled activities and games. A fitness court studio is home to strength building stations and class space for tai chi, yoga, HIIT, and Zumba. According to the Mayor’s Press Office, the $2 million renovation by the San Francisco Recreation and Parks Department is part of a larger effort by city, state and federal partners, the Civic Center Benefit District, nonprofit organizations, law enforcement, and

In recent months, City agencies have been working hard to improve review and issuance timelines for permits. This update focuses on the way that San Francisco Public Works will review releases for building permit applications (BPAs) filed after September 1, 2023, and upcoming changes from the San Francisco Department of Building Inspection (DBI) to improve process. Public Works has formally created a series of information sheets that help applicants include the necessary information to have the most streamlined review possible, as well as obtain releases for building permits with scopes of work that qualify. Currently, when a BPA is routed by DBI to Public Works, the Public Works plan checker will determine which Public Works permits are required for construction or occupancy of the public right-of-way. The applicant for the BPA is notified of the corresponding Public Works permit(s) required as a result of the proposed construction or occupancy. At that time, the BPA is placed on hold by Public Works and a note detailing the permit requirements are added to the DBI’s Permit Tracking System (PTS) by the Public Works plan checker. The hold on the BPA will remain in place until the applicant submits the appropriate Public Works permit applications and the Public Works plan checker has performed a detailed engineering review of the application(s), which, due to current staffing, can often delay the issuance of the building permit.

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The Chapleau Group

Vanguard Commercial | 415.516.0648 | License: 01369080 allison@allisonchapleau.com | allisonchapleau.com SF APARTMENT MAGAZINE | DECEMBER 2023 9

SFAA LANDLORD EXPO Come join SFAA and local rental property owners for a free educational event covering all things multifamily housing. Attendees will learn all about the latest trends, products, and services in the multifamily housing industry. Consult with legal and management professionals, get to know service providers, improve your overall effectiveness at the free educational classes, and meet peers in the San Francisco rental property market. The event is free! WHEN: Wednesday, March 27, 2024 WHERE: Fort Mason Center, Gallery 308 For more information on the expo or to become a sponsor, contact vanessa@sfaa.org.

“Recognizing the importance of timely issuance of building permits, Public Works has evaluated and identified procedural reforms to allow for construction on private property, associated with BPAs, to commence, while associated public rightof-way infrastructure, other construction and/or occupancy permit applications under the purview of Public Works are under review. It is vital that Public Works safeguard the public right-of-way, while at the same time establishing design review standards to allow for the timely release of BPAs that meet established minimum criteria. To accomplish this important goal, Public Works has created minimum submittal requirement tiers based on the BPA scope of work.” Projects that fall under Tiers I and II will be eligible for early BPA release. Tier II requires BPA plans show minimum information as required by Public Works. A plan checker may request additional information to clarify specific items shown on BPA plans. If plans do not meet the

10 DECEMBER 2023 | SF APARTMENT MAGAZINE

minimum standards for review, the applicant shall resubmit revised plans to meet those standards prior to receiving a BPA release from Public Works. DBI has been catching up on their intake project backlog and recently announced that starting January 1, 2024, all intake review permits will be electronically reviewed. Electronic Plan Review has proven to save time on project review and it also saves customers money. DBI is also developing a concierge plan review service for over-the-counter paper review that will focus on projects needing more than an hour of review but less than four hours of review. They are hoping to implement this service in early 2024 and we will update you on this exciting option as soon as it is available. For more information, visit sfpublicworks.org, sf.gov/information/howuse-bluebeam, and sf.gov/departments/ department-building-inspection. The above content was authored by Reuben, Junius & Rose LLP Manager, Post Entitlement Division, Gillian Allen, and reprinted with permission. 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. Because SFAA’s staff is currently on a hybrid inperson/work-from-home schedule, 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 415-255-2288 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 | DECEMBER 2023 11

COLUMN

SACRAMENTO REPORT

Leads on Laws written by DEBR A CA R LTON

The new housing laws of 2024.

ver the past year, the California Apartment Association weighed in on hundreds of rental housing–related bills at the state Capitol. These efforts prevented many of the most problematic proposals from reaching the governor’s desk, while also helping push some positive bills across the finish line. In the paragraphs that follow, we review some of the bills signed into law with the highest potential to affect your rental operations in 2024. Each of the laws described below takes effect in 2024.

Screening Fee Receipts

Under this law, landlords and applicants for tenancy can agree to use email to deliver a screening fee receipt, sending it to an email account provided by the applicant. Previously, property owners were required to hand-deliver or mail the receipt. AB 1765 was initiated by the Assembly Housing Committee. Trespass Letters

This law prolongs the validity of trespass letters, also known as 602 letters, from 30 days to 12 months. With trespass letters, a property owner can alert local law enforcement that a property is uninhabited. This allows law enforcement to clear the property of any trespasser who attempts to take up residence and who claims they are a legal occupant. Without a 602 letter, landlords must typically go to court to evict an individual who claims to be a legal tenant. SB 602 was authored by Senator Archuleta (D-Pico Rivera).

12 DECEMBER 2023 | SF APARTMENT MAGAZINE

Security Deposits

This law caps security deposits at one month’s rent, regardless of whether a unit is furnished or unfurnished. Owners of no more than two rental properties, comprising no more than four units, can request up to two months’ rent from a tenant/applicant. The law takes effect July 1, 2024. AB 12 was authored by Assemblyman Haney (D-San Francisco). Tenancy: Micromobility Devices

This law allows micromobility devices, such as e-bikes and e-scooters, to be stored in the rental unit—so long as the batteries are approved by the Consumer Product Safety Commission or the European Product Standards. If they do not meet these standards, the landlord can require the tenant to have insurance for the device and can prohibit the tenant from plugging it in inside the rental unit. If the landlord provides the tenant secure, long-term storage outside the unit, the landlord can mandate that the device be stored outside the unit. SB 712 was authored by Senator Portantino (D-Burbank). Just Cause Eviction

This bill amends the state’s Tenant Protection Act of 2019 (AB 1482) as it relates to just cause for eviction. These changes apply in cases where the owner terminates the tenancy because the owner or the owner’s family wishes to move into the unit, or when the owner needs to perform substantial rehab to the unit. The law requires specific notices from the landlord to the tenant in those

cases. It also imposes penalties against rental property owners who fail to follow the law. SB 567 was authored by Senator Durazo (D-Los Angeles). Costa-Hawkins: Permanent Disabilities

This law allows local jurisdictions that have enacted rent control ordinances to permit a tenant to maintain the same rent if they make a request to the landlord to move to a comparable or smaller unit in the same building due to a permanent disability related to mobility. The law provides that the move is allowed if all of the following apply: • The tenant’s move is determined to be necessary to accommodate the tenant’s mobility-related disability; • There is no operational elevator that serves the floor of the tenant’s current unit; • The new unit is in the same building or on the same parcel with at least four other units, and shares the same owner; • The new dwelling or unit does not require renovation to comply with applicable requirements of the Health and Safety Code; • The applicable rent control board or authority determines that the owner will continue to receive a fair rate of return, or offers an administrative procedure ensuring a fair rate of return for the new unit;

Sacramento Report… continued on Page 44

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Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com © 2019 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the APARTMENT MAGAZINE DECEMBER 2023LLC, Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial LogoSF are registered service marks owned by |Coldwell Banker Real Estate dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.

COLUMN

MARKET VIEW

The Flux of the Matter written by JAY H. GR EENBERG

This author predicts activity levels will pick up through the fourth quarter, leading to positive momentum in the new year.

he first three quarters of 2023 have been very challenging for sales activity and property values. Transactions levels are at ten-year lows, and all value indicators have experienced decreases in a year-overyear comparison. Despite these difficulties, I sense sales activity will pick up as we head into the fourth quarter, and I am hopeful this momentum will continue into the coming year. Interest rates rose swiftly and significantly throughout the third quarter, creating downward pressure on values. The California Apartment Association (CAA) is sponsoring a measure to prevent the upcoming 2024 attack on Costa-Hawkins (for more information, turn to the sidebar on page 44). This is the third attempt to overturn California’s most important rental housing protection law. As we approach our next election in 2024, a significant opportunity exists for owners to be proactive in the political process and make our voices heard. The following are 2023 third quarter ( January – September) statistics for the 5-9 unit sector and the 10-plus-unit sector compared to the same period from 2017 through 2023, providing a broader perspective and taking into account the circumstances that have unfolded since March 2020.

14 DECEMBER 2023 | SF APARTMENT MAGAZINE

5-9 Units

The average price per square foot was $521 in 2017, $553 in 2018, $549 in 2019, and $570 in 2020—a new high. In 2021, the average price dropped to $527 per foot, and in 2022, it dropped to $510 per foot. As of 2023, the average price per square foot stands at $445, our lowest figure in the past decade. Gross Rent Multipliers (GRMs), peaked in 2017 and 2018, and they have since gradually declined. The average GRM was 18.32 in 2017 and 2018 before pulling back to 17.22 in 2019. The average GRM dropped to 16.01 in 2020 and 14.79 in 2021. In 2022, the average GRM inched up to 15.05, and in 2023, it plummeted to 13.17, the lowest observed in over a decade. The cost per unit had been steadily rising since 2017 until it peaked in 2020. The average cost per unit was $466,000 in 2017, $494,000 in 2018, $491,000 in 2019, and $500,000 in 2020. In 2021, cost per unit decreased to $447,000. It held at $448,000 in 2022, and as of 2023, the average per unit cost is $360,000—a 20% decrease compared to the previous year. Notably, the 2023 cost per unit average is the lowest figure recorded since 2013, when the average was $318,000.

The dollar volume for the 5-9 unit sector amounted to $243 million in 2017 and 2018. It bumped to $265 million in 2019 before declining to $188 million in 2020. Dollar volume rebounded nicely to $211 million in 2021, reaching a decade-high point of $270 million in 2022. There was a sharp decline this year, with 2023 dollar volume dropping to $146 million—a 45% decline in a year-over-year comparison and the lowest level of the past decade. 2017 set a new sales high with 87 closings. There were 77 closings in 2018, and 81 in 2019. After the pandemic hit in 2020, sales dropped to 60, a decade low. The market rebounded nicely in 2021 with 74 sales, and the momentum continued into 2022 with 96 sales, a high mark for the past ten years. Unfortunately, the tide has turned, and we have recorded 65 sales for 2023. 10-Plus Units

The average price per square foot increased from $548 in 2017 to $633 in 2018, and then dropped to $600 in 2019. Then the average price per foot dipped to $569 in 2020, $514 in 2021, and $443 in 2022. In 2023, the average price per foot hit $366—a 17% decrease in year-over-year comparison and the lowest figure recorded in a decade. GRMs went from 17.06 in 2017 to 18.31 in 2018, the highest for the decade. Multipliers dropped to 16.05 in 2019, 15.72 in 2020, 13.85 in 2021, and 13.42 in 2022. Notably, as of third quarter 2023, the average multiplier stands at 10.54—a 21% decrease in year-over-year comparison and the lowest figure recorded in the past decade.

SF APARTMENT MAGAZINE | DECEMBER 2023 15

Price Per Sq. Ft. $700 $600 $500

$400 $300 5-9 Units

$200

10+ Units

$100 $0

2019

2020

2021

2022

2023 Q3

Source: CoStar Comps

The number of transactions recorded through the third quarter in 2017 was 64, before jumping to 81 in 2018. The number of sales dipped to 50 in 2019 and 37 in 2020, before jumping up to 52 in 2021 and 2022. Unfortunately, for 2023, we have recorded only 28 sales—a significant 46% decrease in year-over-year comparison and the lowest figure observed in over a decade.

Price Per Unit

$600,000 $500,000 $400,000

$300,000 5-9 Units

$200,000

10+ Units

$100,000

2019

2020

2021

2022

2023 Q3

Source: CoStar Comps

110 100 90 80 70 60 50 40 30 20 10 0

Transactions YTD 5-9 Units YTD 10+ Units

2019

The average price per unit was $395,000 in 2017 before increasing to $460,000 in 2018. Like multipliers and cost per foot, the trend reversed in 2019, with the average price slipping to $439,000 per unit. The price per unit was $424,000 in 2020, $374,000 in 2021, and $341,000 in 2022. As of third quarter 2023, the average cost per unit is $277,000—a 18% decrease in a year-over-year comparison and the lowest figure for the past decade.

2020

2021

2022

2023 Q3

Source: CoStar Comps

Dollar volume peaked in 2018 and has been dropping each year, except 2022. Third quarter dollar volume was $454 million in 2017 and then reached $919 million in 2018, the high mark for the past ten years. But then dollar volume dropped to $436 million in 2019, $325 million in 2020, and $318 million in 2021. In 2022, volume rebounded with $407 million in closings. For 2023, the recorded dollar volume stands at $129 million—a 68% decrease in year-overyear comparison and the lowest figure recorded in over a decade. The data sources for these reported numbers are Jay Greenberg, Vitaly Rutus, San Francisco Multiple Listing Service, and Costar Comps. My Two Cents

$500

Volume Millions YTD 5-9 Units

$400

YTD 10+ Units

$300 $200 $100

2019

2020

2021

Source: CoStar Comps

16 DECEMBER 2023 | SF APARTMENT MAGAZINE

2022

2023 Through Q3

Our market is currently experiencing ten-year low transaction levels and value indicators. Since mid-2022, values have been declining in step with the rising interest rates. The challenge has been that our market cannot adjust as swiftly as the interest rates have risen. The typical transaction process, which takes 45-60 days to close Market View… continued on Page 74

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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.

Changing

SPACES

Urban living spaces should find

an ideal balance of functionality, comfort, and aesthetics Text by DAW N M A &

This Page: LOCZI used bright wallpaper to open up this space.

MIK E UFFER M A N

Right: LOCZI used clean lines and color to brighten up this space.

Photography provided by

Photo credits: Marcus Edwards.

Q-A RCHITECTUR E & LOCZI

18 DECEMBER 2023 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | DECEMBER 2023 19

ver half of the world’s population is estimated to live in urban areas. A desirable live-work-play environment for many city-dwellers is now more important than ever. Specifically, according to a recent market insight from RentCafe. com, solo renters increased by 6.7% between 2016 and 2021, equating to 16.7 million people. Baby boomers and Millennials make up the majority of this population, and they will continue to be the fastest-growing renter segments for solo renters, particularly in an urban environment, is less about square footage than it is about the fact that city living offers a wide range of perks and advantages, ranging from diverse culture and entertainment, convenient transportation, and social and career opportunities. Reimagining city apartment living involves a holistic approach to designing spaces that are efficient, sustainable, comfortable, and adaptable to the changing needs of urban residents. In this article, we hear from an integrated design team of architects, engineers, and interior designers who share their experience and tips on small space design.

Space Planning

Balancing function and aesthetics can be a challenge with limited space. While we certainly want to maximize the functionality of every inch, giving room to “breathe” is just as important. In new construction or in an opportunity for a major renovation, space planning to improve flow and functionality is the first step. As designers, we envision how a resident comes home—from the moment they approach the building. The “curb appeal,” a buzzword in the realtors’ world, provides the first impression of your space, and can be a source of pride for your tenant every time they

20 DECEMBER 2023 | SF APARTMENT MAGAZINE

return home. That first impression can convey qualities such as vibrancy, safety, or exclusivity. Even the transient space between the common area and the unit doorway is an opportunity to enhance a sense of belonging and community within the building. Building codes provide a premise for life and safety, but they should not be seen as a restriction to space-planning innovations. Working with design professionals trained to seek opportunities and improvements to the built environment with health and safety in mind is beneficial. We often see our clients fixated on what they think is the only solution, and we are able to offer options they never considered. Understanding what is outside the walls of a unit offers an alternative way of envisioning a different way to use the space. For instance, keep in mind the sun orientation, whether the unit faces the street or a yard, or its adjacency to other units and neighboring buildings. Space planning is as much about external relationships as it is internal. We call this “capturing the environmental assets” for your property. For the Senses

We have all seen the single window at the end of a studio in Manhattan. Nothing is more depressing than tiny windows, regardless of how big the unit is. Post-COVID has changed the way we see our live-work space. Natural light and ventilation are key to creating a pleasant and healthy living environment. Again, by understanding the unit’s relationship to the exterior, we can design windows in all shapes and sizes, with different privacy options and forms of operation. For example, having an operable transom window over a tall, fixed window with obscure glass can be a best-ofboth-worlds option for a space that can benefit from better light but needs

Reimagining city apartment living involves a holistic approach to designing spaces that are efficient, sustainable, comfortable, and adaptable to the changing needs of urban residents. Top: Small reading area next to a balcony. Photo credit: Kelly Vorve Bottom Left: LOCZI Made use of space in this kid’s bedroom by building a loft above the beds. Photo credit: Marcus Edwards. Bottom Right: Q-Architecture transformed this small shared outdoor space. Photo credit: Q-Architecture.

SF APARTMENT MAGAZINE | DECEMBER 2023 21

privacy—a solution that also provides natural ventilation. In San Francisco, replacing windows may trigger additional requirements and a review process by the Planning Department. We highly recommend meeting with design professionals or visiting the Planning Department. Two of the most common complaints from property owners and tenants are cold rooms and noise. Addressing the thermal and acoustic performance of a unit enclosure can sometimes be resolved by simply improving the insulation. For exterior walls, replacing the windows will improve the openings but does not address the overall lack of thermal protection from outside elements and weather. With wood-framed construction, exterior walls need to insulate and breathe at the same time. An unvented wall assembly is subject to condensation and eventually dry rot. An architect can provide proper detailing on retrofitting exterior walls while the window replacement takes place. Similarly, with walls between units, proper sound insulation minimizes noise transfer and enhances the residents’ quality of life. These basic performance measures are very noticeable when one walks into a unit, regardless of the square footage. Interior Tips and Tricks

In the heart of urban living, interior designers are turning cramped spaces into stylish sanctuaries—and size doesn’t matter when it comes to creating a comfortable and visually appealing home. From multi-functional furniture to ingenious use of color palettes, designers are employing a variety of techniques to maximize space, making urban living not just convenient but also chic. Multi-Functional Marvels

Sofas that transform into beds, beds with built-in storage compartments, coffee tables that turn into work areas with hidden storage, and wall-mounted desks are just a few examples of how functionality meets style. These pieces not only save space but also add a modern edge to any room.

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Top and bottom: A great example of an indoor/outdoor living room in a small space. The strategically placed window lets light in and creates a sense of separation of spaces. Photo credit: Q-Architecture. Right: LOCZI used color blocks to help create the illusion of light in this small, windowless bathroom. Photo credit: Marcus Edwards.

In the heart of urban living, interior designers are turning cramped spaces into stylish sanctuaries—and size doesn’t matter when it comes to creating a comfortable and visually appealing home.

SF APARTMENT MAGAZINE | DECEMBER 2023 23

Q-Architecture was founded by four principals in the fields of architecture, engineering, and landscape architecture. The integrated practice is the DNA of the firm, given Dawn’s dual training in architecture and engineering. The multidisciplinary thinking and design process enable the firm to take on projects big and small. From mixed-use development feasibility planning to multifamily building renovations to accessory dwelling units, Q-Architecture offers innovative solutions through both an artistic and an engineering lens. LOCZI Design is a team of interior designers with a variety of creative and complementary skills fronted by founding principal Paige Loczi. She was recently lauded as one of 2023’s most influential women of design by Luxe Magazine. LOCZI Design is a full-service design firm that takes clients from concept to construction and installation. This year, LOCZI joined Q-Architecture to become a certified California Green Business—their commitment to sustainable design goes beyond skin deep. Sharing the same belief that everyone should benefit from exceptional design, Q-Architecture and LOCZI Design are excited to offer seamless collaboration and high-touch project management service, improving buildings inside and out.

Remember, too, that floating shelves are your friend. They create additional storage opportunities without consuming valuable floor space. Mirrors: Reflecting Space and Style

If a floating shelf is a friend, consider mirrors your best friend in small spaces. Placed strategically, they reflect light, making rooms feel larger and airier. Mirrored wall panels add a touch of glamor while creating the illusion of depth. Mirrors can also amplify natural light, making spaces feel brighter and more inviting.

24 DECEMBER 2023 | SF APARTMENT MAGAZINE

Crafting Loft Spaces

For small areas with tall ceilings, we get creative with loft spaces. Utilizing vertical space, lofted sleeping areas, play areas, or storage platforms maximize every inch of the room. Staircases or ladders designed with style and functionality provide access, creating cozy, practical, and visually appealing nooks. Maximizing Storage with Built-In Closet Systems

Storage is a common problem in small spaces; as designers, we tackle this issue head-on. Built-in closet systems that extend floor to ceiling are always a popular choice. By utilizing the closet’s entire height, we can create ample storage space for clothing and accessories. The topmost space is an excellent place for seldom-used but oh-so-important keepsakes, allowing for a more clutter-free and organized space. Organizational Bliss: From Laundry to Kitchen

We must also think beyond the living room, bedroom, and closet areas, extending our creativity to spaces like the laundry room and kitchen. Smart organizers, tailor-made for compact living, are ideal in these areas. From pull-out laundry hampers and drop-down ironing boards to space-saving kitchen gadgets, these organizers enhance efficiency and add a touch of modernity to everyday tasks. When choosing innovative and aesthetically pleasing products, designers turn to brands like Joseph Joseph (us.josephjoseph.com/ ). Their range of space-saving kitchen tools and organizers are not only functional but also sleek and stylish. By incorporating these products into small spaces, designers elevate form and function, making urban living convenient and visually appealing. Expanding Horizons With Colors

Color is an inexpensive but powerful tool. The clever use of color can create an illusion of space. Light, neutral hues on walls and furniture open up the room, while strategic pops of vibrant color inject personality without overwhelming the

senses. We also love using color-blocking techniques, contrasting shades and shapes to define areas, which diverts attention from limited square footage. Bringing Nature Indoors

The introduction of greenery can breathe life into any small space. We love incorporating plants and water-saving succulents to infuse rooms with a sense of the outdoors. Hanging gardens, potted plants, and vertical planters not only add a refreshing touch but also create a calming atmosphere. Bonus tip: check out the NASA-approved air-cleaning plants (see page 48)! Outdoor Connection

Providing some outdoor space—however small—tremendously enhances urban living. When possible, we look for opportunities to connect with the outdoor environment and enjoy the mild Mediterranean climate we so fortunately have in the Bay Area. This can be a walk-out balcony or a Juliet balcony (one with a railing on the outside with doors that open inward) for some fresh air. As a property owner or manager, ease of maintenance is understandably the top priority. At the same time, paving the entire backyard in concrete feels dreary and may create water runoff leading into the building. Intentionally planning an outdoor common yard controls resident usage. In design language, this is called programming. By assigning different areas to different programs, we create interesting spaces with multiple uses, allowing for appropriately durable or easily replaceable materials. If offering private open space to each unit is not an option in the building, creating welcoming common outdoor areas can foster community. Many lots in San Francisco have a rear yard, but some buildings may need to use the rooftop. Roof decks offer unparalleled vistas that backyards cannot, but they require professional involvement. In San Francisco, roof decks smaller than five-hundred square feet with a five-foot setback from property lines may be permitted over the

A serene office with a garden view. SF APARTMENT MAGAZINE | DECEMBER 2023 25 Photo credit: Kelly Vorve

counter with the Planning Department. Understanding the existing roof framing and building foundation can also make or break a roof deck project. Although the Bay Area enjoys temperate weather, San Francisco can experience extreme microclimates that can go from dense fog to blazing sun within minutes. Therefore, built-in, weather-mitigating features ensure the roof deck is an allseason amenity. Due to the brisk winds, windbreaks such as trellises with climbing plants, glass screens, or solid barriers can help create sheltered and comfortable outdoor spaces. Overhead heaters or even heated furniture are relatively low-cost but high-comfort add-ons for residents to enjoy.

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

Creating Seamless Transitions with Smart Design

The collaboration between the architect, structural engineer, and interior designer underscores the transformative power of teamwork, and property owners reap the ultimate benefit. By seamlessly integrating building design ingenuity and interior design expertise, we enhance the quality of living for renters and optimize profits for property owners. In the hands of a holistic design team, small urban spaces are becoming seamless environments where every inch is intentional. From developing underutilized spaces to discovering hidden storage solutions, and even outfitting the space with versatile furniture, the synergy between the design team and the client fosters innovative solutions, turning limitations into opportunities, and transforming compact spaces into functional and chic urban dwellings, proving that size is no obstacle to a life of comfort and elegance. Dawn Ma, PE, AAIA, is with Q-Architecture. She can be reached at 415-695-2700 and info@que-arch.com. Learn more about Q-Architecture’s services at que-arch.com. Mike Ufferman of LOCZI Interior Design can be reached at 415-431-6367 and desigher@loczidesign.com. Learn more about LOCZI’s services at loczidesign.com.

26 DECEMBER 2023 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | DECEMBER 2023 27

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From the

TOP Written by

PA M MCELROY

The 2023 SFAA Trophy Awards celebration gave us a lot to look forward to. This year’s SFAA Annual Trophy Awards celebration was brimming with optimism. It included a speech from Mayor London Breed, during which she announced OpenAI had leased approximately 600,000 square feet of commercial space throughout San Francisco. Senator Scott Wiener, District Attorney Brooke Jenkins, District Attorney David Chiu, Supervisors Matt Dorsey and Rafael Mandelman, and Candidate for District 1 Supervisor Marjan Philhour also came to the event, sharing hopes and big plans for the city. The overall vibe of the evening was celebratory and jovial—and the common theme among award winners was one of support and community. We have a lot to look forward to. Industry Partner Clifford Fried, Fried, Williams & Grice Conner, LLP

Despite his decades of advocacy, volunteering his time and expertise with SFAA, San Francisco rental property owners, and other professionals in the rental housing industry, Clifford was still surprised to be recognized as the Industry Partner of the Year at the SFAA Trophy Awards ceremony. Clifford believes in the importance of “strong commitment to the apartment industry,” to retain property rights that are continuously challenged by State and local lawmakers. To help this effort, he challenges rent laws in court whenever there is an opportunity. To keep SFAA members informed and involved, he and his firm instruct SFAA education classes and answer members’ questions in the “Legal Q&A” column of SF Apartment Magazine. Of everything he’s accomplished in his career, he’s most proud of growing a law office with “dedicated and long-term staff who are always excited to help others.” Charley Goss, director of SFAA government affairs, said, “Clifford has been a leader in the Bay Area’s landlord-tenant legal community for nearly forty years. He’s an ongoing source of wisdom and guidance for SFAA and a key member of the SFAA Forms Committee. This year, Clifford was pivotal in helping SFAA further its community outreach goals by providing free educational opportunities for monolingual Cantonese-speaking rental property owners citywide.”

30 DECEMBER 2023 | SF APARTMENT MAGAZINE

SF APARTMENT MAGAZINE | DECEMBER 2023 31

This is Clifford’s second SFAA award. He received SFAA’s President’s Award over ten years ago. However, he doesn’t take all the credit, saying, “My entire office deserved this award. We all contributed to the SFAA as an industry partner.” Industry Achievement Anthony Carungay Greystar—The Gateway

“Believe in a positive change!” Anthony has some great advice for those looking to succeed in San Francisco rental housing. It seems Anthony’s overall positivity and his love for people, though, also led to his second SFAA Trophy Award. “Creating a healthy relationship with my team, community, and neighborhood is key. Everyone is interesting to me; so many have stories to tell.” Besides getting to work with people, he also loves getting to work in San Francisco’s “diverse and vibrant community.” He was “suprised and honored” to win this Trophy Award, which he has displayed on the mantel in his community. Industry Professional Jennifer Perreira R&L Plumbing

After fifty-five years in the workplace, Jennifer considers her career at R&L Plumbing “a source of fulfillment.” She has a “passion for the intricacies of accounting” and finds satisfaction ensuring R&L Plumbing’s financial operations “run smoothly.” “Jennifer has single-handedly built and expanded our accounting department to accurately serve our clients in a timely manner. Her dedication to doing things the right way have truly been a blessing to us and all the clients we serve!” says Mark Bush, vice president of operations at R&L Plumbing. Being the only member of the accounting department can sometimes be a challenge, but that’s never slowed Jennifer down, who says it has pushed her to “enhance her problem-solving skills and develop a more comprehensive understanding of the financial landscape

32 DECEMBER 2023 | SF APARTMENT MAGAZINE

and growth” of the company. She also believes her “attention to detail, commitment to accuracy, and strong analytical skills” have played a significant role in her career success. Jennifer was “genuinely overjoyed” to have won her Trophy Award, and plans to showcase it at R&L Plumbing. Accounting Professional Jenny Dee Greystar—The Gateway

Jenny’s career mindset that “challenges are valuable opportunities for growth” is just one of the contributors to her success. Another is her ability to manage accounts effectively, proficiently, and with patience. Together, these skills help Jenny “handle late payments, maintain a healthy cash flow, and resolve disputes.” Her favorite part of the job, though, is building positive relationships with tenants, and she finds great satisfaction in helping them understand their ledgers. She “felt excitement and gratitude” upon receiving her first SFAA Trophy Award, and she plans to display it on her desk, where it will serve as a reminder of her hard work and achievements, and motivate her to continue striving. Administrative Professional Over 2,500 Units Molly Farrell Veritas

Molly was “thrilled” when she found out she won a Trophy Award this year. While it was her first time being recognized by SFAA, in 2022, she won “MVP” at Veritas. She attributes her success to her ability to keep things running smoothly and her hard work with COO Jeff Jerden and the entire operations team. She’s a perfect match for a career in property management—an industry that is “never dull”—because she “thrives when things are really busy.” As a fifth-generation San Franciscan, she loves working for a company that restores and manages older buildings throughout the city. Her Trophy Award is proudly displayed on her office desk.

Administrative Professional, Under 2,500 Units Melissa Garcia West Coast Property Management

Having worked at West Coast Property Management for twenty-four years, it’s clear Melissa is a loyal employee. During her tenure at WCPM, she’s gone from a receptionist to an assistant property manager to the director of operations, her current position. She is “extremely proud” of her professional growth—and so are her colleagues, who nominated her for the award. Day-to-day, Melissa loves supporting her colleagues. “I love being available when they need assistance. It brings me great joy to help others,” she explained. While there are certainly challenges that come with her position, especially the “changing laws and keeping compliant,” she’s grateful for her employer, who keeps staff well informed of new regulation and industry trends. Assistant Manager Over 1,500 Units Vance Otake Gaetani Real Estate

“It’s all about organization and time management,” said Vance of his career. This is his second Trophy Award, so he knows what he’s talking about. He was awarded his first Trophy Award in 2021 for assistant manager (under 500 units). He also credits his ability to “adapt and pivot” to changing situations as essential to his success. Vance loves making tenants and owners happy. “If I can make a person’s day better, I can end the day feeling like I accomplished something positive,” he said. His next feat is getting a building up and running in SOMA. “When it’s all cleaned up, that will be one of my highlights.” Assistant Manager, Under 1,500 Units Nancy Bell Vertex Property Group

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her career. She also loves the learning environment that Vertex provides, and sharing what’s she learned from her experience with mentees, which she calls a “highlight and achievement.” Nancy was “in complete shock,” when she won an SFAA Trophy Award. “It was a wonderful surprise and honor.” General Manager, Over 550 Units Ezequiel Cazares Mosser Companies

“Helping people find a safe, clean, and habitable place they can call home,” is Ezequiel’s favorite part of his career—and his passion for doing so sets him apart from the rest. But while finding people the perfect home is the most rewarding, it’s also challenging. His dedication, patience, and preference for teamwork help him get the job done. Ezequiel considers the reward a reflection of his “hard work” and the “trust that was deposited” in him. He has it on his desk, where he can share it with his teammates, as a reminder that with hard work, “everything is achievable.” General Manager, Under 550 Units Marcus Stollger Related Management—The Avery

For this award, Marcus credits his dedicated team for their “unwavering commitment to resident satisfaction, strong communication, and exceptional customer service.” According to Marcus, these factors lead to a genuine sense of community—and who wouldn’t want that in their building? To further this, he helped implement community initiatives including wellness programs, sustainable practices, and education workshops. The biggest challenge of his job is adapting to changes in regulations and the “ever-evolving” rental housing landscape. However, he sees these challenges as opportunities for growth and innovation. The most rewarding aspect of his role is contributing to the community, creating homes for residents where they “feel not just comfortable but truly cared for.”

34 DECEMBER 2023 | SF APARTMENT MAGAZINE

Leasing Agent Nick O’Leary Gaetani Real Estate

Considering all the “rockstar leasing agents” that were nominated, Nick was “honestly very surprised” to have won a Trophy Award. But his dedication to facilitating “a comfortable and positive atmosphere for clients and colleagues” put him at the top of the list. His love for “viewing and experiencing the diverse and rich architectural styles of buildings across San Francisco” makes him a natural in the housing industry. Over the course of five years in the San Francisco real estate industry, he has “learned to navigate the intricacies” of the local market and “discovered a natural love and inclination to findings renters their ideal home.” Depending on Karl the Fog, he is grateful his job allows him the opportunity to “enjoy different parts of the city and be out in the sunshine.” Leasing Manager Jordan Loesch Related Management—The Avery

Jordan was “truly proud” to win an SFAA Trophy Award, and he credits his “amazing team” who “supported and helped” him along the way. He also credits his “ability to adapt to new situations.” Of his other achievements, he’s most proud of being the Related Cares co-chair, where he can “give back and volunteer for the City,” to make San Francisco “a better city for not only our residents,” but for all San Franciscans. The most challenging aspect of his career is “navigating a still-recovering city and post-pandemic market.” At the same time, he enjoys exploring the city, learning what “each area and building has to offer,” and providing residents with the best service. Maintenance Manager Katie Bacigalupi Veritas

Katie says the secret to maintenance manager success is “open, clear communication” and the ability to “pivot and prioritize tasks.” Considering “no

two days are the same,” her skills make her the perfect fit for this position. When Katie first started at Veritas, the maintenance department was a team of two, and now they are more than eighty people. She is proud of her openness to “growing, evolving, and changing” with the team and market. She was “thrilled” when she found out she won, and she has her Trophy Award on her desk with her 2018 and 2022 Core Value awards. Maintenance Technician Over 5,000 Units Franklin Borge Veritas

Franklin felt an “explosion of pleasant feelings” when his name was called at the Trophy Awards ceremony. He feels “happy” at Veritas and is grateful knowing “every effort will always have its recognition.” He keeps his award on his nightstand as a source of motivation to continue doing his best for residents. According to Franklin, the key to success as a maintenance technician is to work with “professionalism,” and to have “empathy for residents” and “good humor.” Maintenance Technician Under 5,000 Units George Garzon Related Management—The Avery

When asked what aspects of his career he’s most proud of, George responded with, “Everything!” Such a positive attitude surely comes in handy as a maintenance technician for up to 500 units. It also helps that he loves working with building residents as well as his team. While he certainly worked hard and earned this Trophy Award, George doesn’t take full credit. “I have a great team around me that goes above and beyond,” he said. Multi-Site Manager Milinda Kendrick Mosser Companies

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rental housing industry. Luckily for Milinda, this is one of her favorite parts of her job. “I love that there is never a day that is the same. There is always something new to learn.” While she was “humbled and ecstatic” to win this Trophy Award, Milinda is no stranger to accolades. She was presented the Garrison Commanders Coin for her leadership skills and her team received the Crystal Award while managing privatized military housing on the U.S. Army basecamp parks. It’s no surprise, considering her clear communication style and strong leadership skills. Onsite Leasing Consultant Rivera Anderson Greystar—The Gateway

Rivera was “honored” to be recognized for his dedicated work. He’s most proud of his video production and his work mentoring new associates. His superpower is his “ability to listen and build relationships with clients and residents.” And this superpower makes him the perfect match for the position, as his favorite part of the job is “interacting with clients, residents, and his team at the Gateway.” The most challenging part of his job is that managing move-in logistics can sometimes feel like a juggling act”; however, he makes it looks easy. He always manages to “keep things rolling” during stressful times. Porter Roxana Siguenza Related Management—The Avery

Roxana was “happy and excited” to have won an SFAA Trophy award. She considers the recognition the highlight of her career so far. Property Management Firm Over 5,000 Units Related Management

For thirty-three years, Related California has “created visionary developments that strengthen communities and transform urban life.” And after developing more than 19,500 housing units in California,

36 DECEMBER 2023 | SF APARTMENT MAGAZINE

Related California is the state’s “largest mixed-income developer.” According to Related, the key to property management success is to “recognize the importance of hospitality in the tenant experience.”. Their commitment to “providing the highest and most personal level of service,” takes their company to the next level. And, most important, keeps residents happy. While related won a Trophy Award for their excellent property management, the real estate firm has also been recognized for its achievements in design, construction, and sustainability. Property Management Firm Under 5,000 Units Structure Properties

The team at Structure Properties was excited to win this coveted Trophy Award, considering it a “reflection of the team’s commitment” to their clients’ success. Corey Eckert, vice president of leasing and marketing, attributes Structure Properties’ success to “our philosophy of operating with an owner mindset and incentivizing staff based on portfolio performance,” which ensures their goals align with their client’s goals. Their happy clients are a testament to the success of Structure Properties’ philosophy. One such client writes: “Since partnering with Structure Properties, I’ve noticed immediate improvements in communication and overall management. They worked tirelessly to reach a low vacancy rate, safer conditions for residents, and compliance with city regulations. I’m impressed with their attention to detail and proactive approach. Their regular inspections and maintenance schedules prevent small issues from turning into major repairs, saving me time and money. ” Property Manager Over 5,000 Units Jason Doyle Veritas

Jason’s calm, friendly, and patient demeanor goes a long way in his property management career. He first started out

as a part-time resident manager, but he enjoyed his experience and growth in that role so much, he continued to progress, turning it into a full-time career. No matter how much experience he gains, though, he said, “There’s always more to learn,” and he’s “excited for the challenges ahead.” His favorite part about working in San Francisco is the “geography and climate.” That, paired with his passion for “day-to-day problem solving,” shows he knows what he’s doing. Jason was “excited and grateful” to win a Trophy Award, and he has it on his bookshelf next to two other company awards he previously won. Property Manager Under 5,000 Units Silvia Bristol Gaetani Real Estate

It’s no wonder Silvia won the Trophy award for Property Manager of the Year. According to Gaetani Real Estate, “Silvia is great with our residents and owners,” which makes Silvia a natural in her career. In addition to being a “people person,” she works hard, doing everything she can to get her job done while collaborating with colleagues and keeping residents happy. According to Gaetani, “Great people are what make Gaetani one of the top property managers in San Francisco.” With Silvia as a dedicated employee, there’s only more success to come. Resident Manager Ervin Anderson Veritas

“Solving problems give me great joy!” says Ervin when asked why he enjoys helping residents. This makes a lot of sense, because Ervin is a people person. Ervin manages a “terrific, classic building,” and says, “it’s an honor to keep it running smoothly.” Along with winning an SFAA Trophy Award, Ervin’s greatest career achievement was overseeing a lot of work on the old building while residents were trying to work from home. He kept residents happy by “making sure

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they felt heard and helping them deal with their issues.” And it all paid off. “The building looks better than ever, and residents love it.”

Dear SFAA Members, The San Francisco Public Utilities Commission (SFPUC) has recently made two big water conservation program updates that we want to share. In the final year of our free residential toilet program, we have expanded the scope to include replacement of toilets that flush at 1.6 gallons per flush (gpf). Previously, the program focused on replacing toilets at 3.5gpf or higher. While funds last, the program provides free water-efficient toilets including installation by a licensed plumber. Be sure to read the program terms before applying online: sfpuc.org. Also, while funds last, the Commercial Clothes Washer Rebate amount was increased to up to $5,000 per qualifying commercial-grade high-efficiency clothes washer installed in a laundromat, commercial property, or in the common area of a multifamily building with at least ten dwelling units. For the program terms, a list of qualifying washers, and to apply online, visit: sfpuc.org. The SFPUC continues to offer core services, such as the free water-wise evaluations, free devices, rebates, and landscape grants year-round. To learn more about these and other services and programs, search for SFPUC’s Save Water Resource Guide (June 2023) on the website: sfpuc. org. The guide is available in English, Spanish, Filipino, and Chinese. Thank you, Deborah Chilvers Conservation Program Manager, SFPUC C: 415-518-9252 sfpuc.org/savewater

38 DECEMBER 2023 | SF APARTMENT MAGAZINE

Pam McElroy is the editor of SF Apartment Magazine.

Know Your Numbers! Turn to page 55 for updated information on allowable rent increases, security deposit interest and more.

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

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PACIFICWESTCRE.COM SF APARTMENT MAGAZINE | DECEMBER 2023 39

COLUMN

LEGAL Q&A

On the Safe Side written by VA R IOUS AUTHORS

There is always a risk of crime. Housing providers should never claim otherwise. Q. Before a tenant signed a wired or wireless internet connections

lease, I told her the neighborhood was safe. Her car has been broken into twice in three months, and she is claiming I misrepresented the neighborhood. How can I protect myself?

A. Never represent that a neighbor-

hood is “safe.” The reality nowadays is that no neighborhood comes close to being one-hundred percent safe. There is always a real risk of crime. In fact, as we are often reminded, some of the worst affronts against persons and property are happening in neighborhoods formerly thought to be immune from urban woes.

The SFAA Residential Tenancy Agreement was amended about a decade ago to include a neighborhood disclosure paragraph. This admonition was originally crafted by CAA and thus is deployed in most industry approved statewide lease contracts. The current version with recent input from SFAA’s lease drafting committee reads as follows: 53. NEIGHBORHOOD DISCLOSURE: Tenant is advised to investigate, before signing this Agreement, the neighborhood or area conditions, including the following: schools; proximity and adequacy of law enforcement; crime statistics; proximity of registered felons or offenders; fire protection; other governmental services; availability, adequacy and cost of any

40 DECEMBER 2023 | SF APARTMENT MAGAZINE

or other telecommunications or other technology services and installation; proximity to commercial, industrial or agricultural activities; existing and proposed transportation, construction and development that may affect noise, view, or traffic; airport noise, noise or odor from any source; wild and domestic animals; homelessness and homeless encampments; open drug dealing; other nuisances, hazards or circumstances; cemeteries; facilities and condition of common areas; conditions and influences of significance to certain cultures and/or religions; and personal needs, requirements, and preferences of Tenant. Tenant understands and agrees that neighborhood conditions are not under the control of Owner, and changes to neighborhood conditions from traffic, construction or other causes shall not be considered a basis for a claim of decrease in housing services. The same is true of the conduct of other occupants in, or visitors to, the building. While Owner will seek enforcement of building rules and standards in an even-handed manner and to a reasonable degree, the conduct of other people in lifestyle and personal interactions with Tenant is beyond the control of Owner and shall not be considered a basis for a claim of decrease in housing services. As evidenced by the statement’s length, prospective residents are thoroughly

advised to investigate the neighborhood prior to solidifying their agreement to rent. However, this verbiage is not enough to give you full-proof protection. To be blunt, nothing you can say, do, or disclose will provide an absolute liability shield. To that end, California case law is increasingly holding housing providers financially liable for harm inflicted onto apartment residents not just from acts that occur within the property itself but also from external events such as gunfire, traffic accidents, and assaults that occur nearby. So, in addition to making the above Neighborhood Disclosure a part of all new and existing leases (if your rental agreement does not have the disclosure, you may amend it by issuing a 30-day changein-terms-of-tenancy notification to incorporate this warning into older agreements) you are urged to equip your rental property with (i) ample exterior and common area interior lighting; (ii) effective ground floor window bars; (iii) functioning entrance security such as gating and automatic exterior and garage door closures; (iv) video surveillance around the building’s perimeter as well as throughout interior common areas; and (v) quality front and individual apartment door locking devices that cannot be easily compromised or disarmed by intruders. Crime is rising in most urban areas. San Francisco is pressed with uniquely adverse circumstances due to homelessness, lack of police protection, and rampant open air drug use. This means that you may never deem any neighborhood to be safe, and you should vigilantly ensure that your rental property is well equipped to deter or help prevent criminal activity. —Dave Wasserman

Help your tenants be better recyclers. Go to “Helpful Resources” at Recology.com to download printable guides and signage to help your tenants be better at the bin.

2023_10 SF Apt Anns Magazine Blue Bear v1.indd 1

10/9/23 2:32 PM

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

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

I think a tenant’s maintenance requests are unreasonable. So far, during her two-year tenancy, she’s requested her bedroom be repainted, the carpets cleaned, and the garage floor power washed. When can I deny a request?

In San Francisco, addressing tenant maintenance requests comes with specific responsibilities and guidelines for landlords. Understanding the legal framework that governs these matters is crucial to determine when it’s appropriate to deny such requests. First, it’s essential to recognize that all leases and rental agreements in San Francisco include an implied warranty of habitability. This warranty requires landlords to maintain the rental unit in a habitable condition at all times. The term “habitable” is defined by California Civil Code Section 1941.1, which outlines the minimum requirements for a rental unit to be considered habitable. These standards encompass various aspects of the property’s condition, designed to guarantee the tenant’s well-being and safety. Among the requirements detailed in Section 1941.1 are: (1) Effective waterproofing and weather protection of the roof and outside walls, and unbroken doors and windows; (2) functioning plumbing, electricity, and gas facilities; (3) a reasonable amount of hot and cold running water and a functioning sewage disposal system; (4) adequate and safe heating facilities; (5) electrical lighting, with wiring and electrical equipment conforming to applicable laws at the time of installation and maintained in good working order; (6) floors, stairways, and railings kept in good repair; (7) adequate number of garbage and rubbish containers; (8) buildings and grounds free of rubbish, garbage, rodents, and other pests. The San Francisco Rent Ordinance requires adherence with Section 1941.1. It also requires landlords to exercise due diligence in completing repairs and maintenance, and to follow appropriate

42 DECEMBER 2023 | SF APARTMENT MAGAZINE

industry repair, containment, or remediation protocols designed to minimize exposure to noise, dust, lead, paint, mold, asbestos, or other building materials with potentially harmful health impacts. Considering these legal obligations, when contemplating whether to deny a maintenance request from a tenant, it’s important to keep the following in mind: Repainting the bedroom: If the bedroom paint is peeling or in poor condition, you may be obligated to repaint it to comply with the habitability standards. However, if the tenant requests a new paint color for non-essential reasons, you may have grounds to deny this request. Cleaning the carpets: San Francisco law typically does not require landlords to clean carpets during a tenancy unless such a requirement is explicitly stated in the lease agreement. Therefore, you may be within your rights to deny a carpet cleaning request, particularly if the carpets are not damaged or unreasonably unsanitary beyond normal wear and tear. Power washing the garage floor: If the garage floor poses a hazard due to a hazardous substance or a health risk, you would likely need to address the issue. However, if there are no such issues, you might be well within your rights to deny the request. In summary, although you may have valid reasons to consider denying certain maintenance requests, it is essential to approach these situations with care, respecting the law and your lease agreement. Clear communication, comprehensive documentation, and adherence to habitability regulations can help prevent conflicts and lead to a fair resolution for both you and your tenant. —Sierra McGinn Smith 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. Sierra McGinn Smith is with Zacks & Freedman, P.C. and can be reached at 415-956-8100.

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Sacramento Report… continued from Page 12

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.

• The tenant is not subject to eviction for nonpayment and has a permanent physical disability, as defined, and provides the owner a written request to move into an available comparable or smaller unit located on an accessible floor of the property prior to that unit becoming available. • The tenant must be current on their rent. Any security deposit paid by the tenant in connection with their rental of the dwelling or unit being vacated shall be handled in accordance with existing security deposit law upon the tenant’s move. AB 1620 was authored by Assemblymember Zbur (D-Los Angeles) Credit History: Governmental Rental Subsidy

This law prohibits rental property owners from using a person’s credit history as part of the application process—if they have a government rental subsidy, such as Section 8—without offering the applicant the option to provide alternative evidence of a verifiable legal means to pay their portion of the rent. SB 267 was authored by Senator Eggman (D-Stockton). For more details about these and other laws signed by the governor, go to www.caanet.org.

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.

Be On Your A Game.

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

44 DECEMBER 2023 | SF APARTMENT MAGAZINE

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SF APARTMENT MAGAZINE | DECEMBER 2023 45

Prevent Fires.

9 NASARECOMMENDED AIR-PURIFYING INDOOR PLANTS

A study led by former NASA Research Scientist B.C. Wolverton revealed that certain plants absorb harmful toxins from the air, improving air quality, which could have health benefits. ENGLISH IVY: This plant reduces volatile organic compounds (VOCs) like benzene, formaldehyde, xylene, and toluene. Its sticky leaves also trap pet dander, dust, and pollen. ARECA PALM: This plant removes bacteria and mold spores, pollutants linked to respiratory problems. It also reduces carbon dioxide and humidity levels in buildings.

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 DECEMBER 2023 | SF APARTMENT MAGAZINE

SNAKE PLANT: This low-maintenance plant removes VOCs from the air. It requires very little water and light, which is ideal for apartment buildings. What’s more, snake plants produce oxygen rather than carbon monoxide. POTHOS/DEVIL’S IVY: This plant removes VOCs from the air and is available in many varieties, including, jade, marble queen, and Shangri La. ALOE VERA: This easy-care succulent removes VOCs from the air, but it’s also effective as a topical ointment. SPIDER PLANT: Absorbing pollutants through its leaves and roots, this resilient plant can remove up to 95% of harmful household chemicals, like carbon dioxide and formaldehyde, in twenty-four hours.

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sfaa 2 2023calendar

sfaa

December

SFAA office will be closed Monday December 25th and Tuesday December 26th in observance of Christmas.

WEDNESDAY, DECEMBER 13 2023 Legislative & Judicial Recap Zoom Webinar System 2:00 p.m. to. 3:00 p.m. Donation to Legal Fund

January MONDAY, JANUARY 8 Board of Directors Meeting 11:30 a.m.

WEDNESDAY, JANUARY 17 In-Person Member Meeting Jewish Community Center 3200 California Street, Fisher Hall 5:00 p.m. to 7:00 p.m.

48 DECEMBER 2023 | SF APARTMENT MAGAZINE

SFAA office will be closed Monday January 1st, 2024 for New Years Day.

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 | DECEMBER 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 DECEMBER 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 | DECEMBER 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

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

PROPERTY MANAGEMENT

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

ANCHOR REALTY Mark Campana mark@anchorealtyinc.com www.anchorealtyinc.com

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

415-621-2700

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

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

BAY PROPERTY GROUP Anna Katz 510-836-0110 anna@baypropertygroup.com www.baypropertygroup.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

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 DECEMBER 2023 | SF APARTMENT MAGAZINE

415-254-8679

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

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

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

BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com

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

650-763-8552

415-447-2020

BAYVIEW PROPERTY MANAGERS James Blanding 415-822-8793 xt.4 bayview60@comcast.net www.bayviewpropertymanagers.com

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 VERTEX PROPERTY GROUP Craig Berendt 415-608-3050 vertexsf.com WEST & PRASZKER REALTORS Michael Klestoff 415-661-5300 www.wprealtors.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com VESTA ASSET MANAGEMENT Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com

BOARDWALK INVESTMENTS Marilyn Andrews 650-355-5556 ma@boardwalkrents.com BRIDGES PROPERTY MANAGEMENT GROUP Patricia Lee 415-205-7401 pleehomes@gmail.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 CROSSBAY GROUP INC 408-512-4366 Eclipse Property Management Inc. Terrence Tom 510-865-8700 x303 ttom@eclipsepm.net DEWOLF REALTY CO. INC. William A. Talmage www.dewolfsf.com

415-221-2032

EBALDC Felicia Scruggs FScruggs@ebaldc.org

510-287-5353

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

MARSHALL & CO. PROPERTY MANAGEMENT Marshall Jainchill marshall@marshallproperty.com

PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com

GEARY REAL ESTATE, INC. Melissa Geary melissa@gearyrealestateinc.com

MCKEEVER REALTY Chuck Lewkowitz chucklewkowitz@gmail.com

PRO EQUITY AM Tori Linnell vlinnell@proequityam.com

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

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

PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.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

RAJ PROPERTIES Jennifer Mayo 559-587-1318 mainoffice2@rajproperties.com www.rajproperties.com

MOSSER COMPANY Neveo Mosser nmosser@mosserco.com

RALSTON MANAGEMENT GROUP Keith Jurcazak 650-303-3182 kj@ralstonmanagementgroup.com www.ralstonmanagementgroup.com

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

415-284-9000

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

NICE VENTURES INC Laurie Thomas laurie@niceventures.com

HILL & CO. LEASING Ben Burgoon bburgoon@hill-co.com

415-515-9891

HOGAN & VEST INC. Simon Wong hoganvest.com

NORTHPOINT APARTMENTS Taylor Ownes-Kees 415-989-2007 towenskees@northpointsf.com www.thenorthpointapartments.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

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

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

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

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

PEAK REALTY GROUP James C. Keighran 415-474-7325 info@peakrealtygroup.com www.peakrealtygroup.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 M PROPERTIES Mark Mangampat mark@mproperties.com MAG MANAGEMENT Lana August lanaml@gaehwiler.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

PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com PRESENT FINANACIAL PROPERTY MANAGEMENT Brandon Temple 650-346-5009 Brandon@presentfinancialpm.com

916-838-2804

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 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

SF APARTMENT MAGAZINE | DECEMBER 2023 53

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

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

415-290-7080

54 DECEMBER 2023 | SF APARTMENT MAGAZINE

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

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

858-243-3954

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

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

415-717-8709

650-759-6726

MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com MAVEN PROPERTIES Matthew Sheridan matt@mavenproperties.com NHB REAL ESTATE INC. Tanya Dzhibrailova tanya@nhbrealestate.com www.nbhrealestate.com

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@dimitrisdrolapas.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

REFINISHING / RESURFACING SERVICE

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

San Francisco Apartment Association

Landlord Expo M ulti - H ousing E xtravaganza

Rental Housing Expo, Classes & Community

March 27, 2024

Fort Mason Center - Gallery 308

BE A SPONSOR $1500 Logo included on postcard mailing to rental property owners throughout SF Logo included on event email blasts Recognition in SF Apartment Magazine Recognition on our social media Link on our website Signage at event

SF APARTMENT MAGAZINE | DECEMBER 2023 55

sfaa sfaa 2024 Thank you for joining the San Francisco Apartment Association. SFAA is dedicated to educating, advocating for and supporting the Rental Housing Community so that its members operate ethically, fairly and profitably. Please consult a tax preparer in advance to determine deductibility for your tax situation. Membership fees are subject to change. MEMBERSHIP LEVEL & COST

REGULAR MEMBER DUES Units

Base Fee

Units Fee

1-22

$500

$9 per unit =

23 +

$455

$11 per unit =

TOTAL UNIT AMOUNT:

TOTAL AMOUNT:

MANAGEMENT COMPANY DUES

Base Fee

Unit Fee

1-22

$605

$5.5 per unit =

23 +

$560

$7.5 per unit =

RENTAL LISTING SERVICES COSTAR Aj Herlitz www.costargroup.com aherlitz@costar.com

844-459-1495

HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com REALPAGE Stacey Blackwell 972-820-3015 stacey.blackwell@realpage.com www.realpage.com

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

CONTACT INFORMATION

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

Company/Title

J. WAVRO ASSOCIATES James Wavro www.jwavro.com

Address State

Zip

Email Address

Website PAYMENT METHOD MC

Visa

415-509-3456

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

Mobile Phone

Amex

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

TOTAL AMOUNT:

Contact Person

Check

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

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

ASSOCIATE MEMBER DUES: $570

City

RENT RAISERS Michelle Horneff-Cohen michelle@propertymanagementsystems.net

RESIDENTIAL LEASING

Units

TOTAL UNIT AMOUNT:

RENT BOARD PETITIONS

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

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

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

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

56 DECEMBER 2023 | SF APARTMENT MAGAZINE

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

LIVABLE Daniel Sharabi www.livable.com

ad index NEED A PROFESSIONAL

CONTRACTOR OR VENDOR?

ALARM COMPANIES

AEC Alarms

ARCHITECTURE & DESIGN SERVICES

Openscope Studio ATTORNEYS

Fried, Williams & Grice Conner LLP Koster & Leadbetter, LLP Zacks, Freedman & Patterson, PC WASTE MANAGEMENT SERVICES

Clean Composting Company Recology CONTRACTORS

Cal State Roofing, Inc. Pribuss Engineering, Inc. FIRE ESCAPE CONTRACTORS

415-937-7283

TENANT PLACEMENT & LISTING

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

WATER CONSERVATION SERVICE

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

WATER DAMAGE SERVICE

Great Escape Fire Escape

FIRE PROTECTION CONTRACTORS

A-Total Fire Protection LOCKSMITHS

Crown Lock & Safe Warman Security PAINTING CONTRACTORS

Colores Painting Pac West Painting Peter’s Painting Services

PETITION & RENT SERVICES

Rent Board Passthroughs Rent Raisers

35 45 45 41 43 43 41 75 77 77 77 42 77

PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING

Gaetani Real Estate, Inc. Maven Maintenance Real Management Company Rentals in SF Structure Properties Vertex Properties West Coast Property Management

80 33 71 47 27 6 17

PROPERTY MANAGEMENT SOFTWARE

Yardi Breeze

REAL ESTATE BROKERS

Amore Real Estate 47 Coldwell Banker Commercial / McGue 13 Colliers / Devincenti 2 Compass / Antonini 79 Compass / Bonn & Webb 17 Compass / Filly 11 Compass / Greenberg 3 Compass / Hatvany 70 Marcus & Millichap 28 -29 Maven Multifamily 37 Pacific West Advisory Group/Pugh 39 Vanguard Commercial / Chapleau 9 Vanguard Properties / Stack 57 UTILITIES BILLING SERVICES

10 10 74 42 43

Livable

Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered.

DRYFAST PROPERTY RESTORATION LLC Ivan Angelov 415-861-8003 info@dryfast.net https://www.dryfast.net/ FARAGON RESTORATION LTD Christian Munk 415-648-6418 ops@faragonrestoration.com www.faragonrestoration.com FIRE AND WATER DAMAGE RECOVERY Maria Neumann 800-886-1801 www.waterdamagerecovery.net IDEAL RESTORATION Joseph Dito joe@idealsf.com www.idealsf.com

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Please note that acceptance of associate membership

M I K E STACK SAN FRANCISCO REAL ESTATE SPECIALIST

does not necessarily con-

Single Family Homes

stitute any endorsement or

Apartment Buildings

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recommendation, express or implied, of the associate member or any goods or services offered.

415.580.9095 mikestack@vanguardsf.com DRE #01932280

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SF APARTMENT MAGAZINE | DECEMBER 2023 57

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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

Team Hatvany - we put our money where our mouth is. If you’re interested in investing, expanding, building, renovating, or selling multi-unit buildings in San Francisco, Team Hatvany has seen it, done it, or built it, and we’re still betting on San Francisco. Let’s do this together. Contact us now to discuss your investment goals. Nina Hatvany Luxury Property Specialist nina@ninahatvany.com DRE 01152226 SF-Apartment_Ad_Nina-Hatvany 2.indd 1 MAGAZINE 702021 DECEMBER 2023 | SF APARTMENT

Paul Hatvany Kitchen, Esq. Broker Associate paul@teamhatvany.com DRE 01928433 11/1/21 9:28 AM

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SF APARTMENT MAGAZINE | DECEMBER 2023 71

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 72 DECEMBER 2023 | SF APARTMENT MAGAZINE

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 800.967.4222 • 980 Ninth Street, Suite 1430 • Sacramento, CA 95814

SF APARTMENT MAGAZINE | DECEMBER 2023 73

Market View… continued from Page 16

• RESTORATION • WATERPROOFING • ENVIRONMENTAL • COLOR

• COMMERCIAL • RESIDENTIAL • EXTERIOR • INTERIOR

escrow, further compounds the issue. By the time an offer is accepted and contingencies are removed, several weeks have elapsed. For buyers relying on borrowed funds, they must lock their rates and finalize their purchases. During the third quarter, interest rates increased on a weekly basis. Within a short time span, the economic viability of the negotiated transaction has diminished for the buyer. Consequently, values continue to decline as the cost of debt rises. I sense activity levels will pick up as we head into the fourth quarter, and I am hopeful the fourth quarter will bring positive momentum into the new year. The Federal Reserve has indicated that rates will not be decreasing in 2024, leaving us all hopeful for a potential drop in 2025. CAA is sponsoring a measure to prevent the upcoming 2024 attack on CostaHawkins. The association is ramping up its campaign to fight the next anti-housing rent control measure headed to 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 two radical rent control measures, Propositions 10 and 21. To support the committee, CAA has hired a cadre of seasoned pollsters, campaign consultants, legal advisors, and media relation specialists. As we approach 2024, a significant opportunity stands before our community: the chance to support and vote for what truly matters. I remain hopeful that the city’s residents are eager for change. In the coming months, I will be meeting with candidates vying for positions on the Board of Supervisors in the 2024 election,

74 DECEMBER 2023 | SF APARTMENT MAGAZINE

aiming to gain a deeper understanding of their vision for San Francisco’s future. I regularly disseminate emails addressing legislative and political issues affecting property owners. If you wish to receive these emails, kindly send me a message at jay@jayhgreenberg.com. I will ensure you are added to my mailing list.

Go Online!

SFAA Needs You.

Support SFAA’s legal challenges to unjust legislation by donating to the SFAA Legal Fund. SFAA needs to stay relevant to remain effective. Help to further grow the legal fund. It will make a difference. Check out sfaa.org/Public/Fundraising/Give_Now to find out more.

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

*SFAA Legal Fund donations are tax deductible. Follow SFAA on Twitter at www.twitter.com/SFAptAssoc.

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Here! SF APARTMENT MAGAZINE | DECEMBER 2023 75

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IN PERSON MEMBER MEETING Wednesday, January 17, 2023 Jewish Community Center 3200 California Street, Fisher Hall 5:00 p.m. to 7:00 p.m.

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PRICE

2024 Winter 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

1/30/2024

6PM-9PM

$85.00

$100.00

PMR101

Renting the Property

2/6/2024

6PM-9PM

$85.00

$100.00

PMR102

Beginning and Maintaining the Tenancy

2/13/2024

6PM-9PM

$85.00

$100.00

PMR103

Renewal of Tenancy and Ending the Tenancy

2/20/2024

6PM-9PM

$85.00

$100.00

PMR104

Maintenance Management: Maintaining the Property

2/27/2024

6PM-9PM

$85.00

$100.00

PMR105

Liability & Risk Management

3/5/2024

6PM-9PM

$85.00

$100.00

PMR106

Budget Development and Implementation

3/12/2024

6PM-9PM

$85.00

$100.00

PMR107

Fair Housing: It’s the Law

3/19/2024

6PM-9PM

$85.00

$100.00

PMR108

Professional Skills for Supervisors

3/26/2024

6PM-9PM

$85.00

$100.00

EXAM

CCRM Final Exam

4/2/2024

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:

caanet.org events@caanet.org

78 DECEMBER 2023• |980 SF APARTMENT MAGAZINE 800.967.4222 Ninth 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: 2241 Jackson Street $3,000,000 5 Units, Pacific Heights 4 Units & Garage Vacant Excellent for Owner-User, TIC, or Rental Two-level owners unit with direct access to the rear yard Steps from Fillmore Street shops and restaurants

Call for Details

FOR SALE: 312 18th Avenue $1,995,000 Four Units, Four Car Parking, Central Richmond Two Units Delivered Vacant Clean, Well-maintained Building Potential Unit Conversion from 1-bedroom to 2-bedrooms Perfect for Investors, OwnerOccupier, or Partners

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 | DECEMBER 2023 79

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.

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