SF Apartment Magazine April 2025

SF APARTMENT

APARTMENT SF Features

MCELROY

DANIELA FRANCO

Cover Art & Left: An aerial view of a fiery sky at sunrise over the Ferry Terminal in San Francisco.

Photo by Diane Bentley Raymond.

APARTMENT

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

Database & Website Manager Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Education & Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers

President J.J. Panzer

Vice President Robert Link

Treasurer Paul Gaetani

SFAA Directors

Eric Andresen, Oz Erickson, Marina Franco, Craig Greenwood, Andrew Long, Kent Mar, Neveo Mosser, James Sangiacomo, Dave Wasserman

VOLUME XXXVI, NUMBER 4 APRIL 2025

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 @2025 by SFAA.

Locked & Leased

SFAA has partnered with DocuSign to offer seamless online leases with customizable addendums.

SFAA is thrilled to announce that we have upgraded to DocuSign for members who purchase one-time use of SFAA’s Residential Tenancy Agreement electronically. This change is aimed at making the leasing process more secure, seamless, and user-friendly for you and your prospective lessees.

In response to your feedback, we have worked hard to improve the online lease-signing process for SFAA members.

SFAA members now have more flexibility to incorporate various addendums to your lease agreements on DocuSign.

You can now customize your online leases depending on whether or not you’re offering parking, storage, accepting pets or support animals, and more.

SFAA members can now choose to add the following addendums

to the online SFAA Residential Tenancy Agreement:

• Parking Addendum

• Storage Addendum

• Pet Addendum

• Support Animal Addendum

• Guarantor Addendum

• Fireplace Disclosure Addendum

• Prop 65 Addendum

• Micromobility Storage Device Addendum

• Blank Addendum

To access the lease and addendums, go to sfaa.org and click on the “Resources” tab.

Recology Proposed Rate Increases

San Francisco’s primary waste management company, Recology, has proposed a substantial rate increase for garbage, recycling, and compost collection beginning in October 2025. If approved, rates for standard residential three-bin service would rise by 18.18% in the first year, followed

by additional increases of 7.53% in 2026 and 3.86% in 2027, amounting to a cumulative 29.57% hike over three years.

For apartment buildings (6 to 600 units), the monthly base charge per dwelling unit would increase by 18.12% in 2025, 7.52% in 2026, and 3.90% in 2027, totaling a 29.54% increase. The volumetric service charge per 32-gallon bin would also rise by 18.19% in 2025, 7.53% in 2026, and 3.85% in 2027. Additionally, Recology is proposing to raise the tipping fee by 10.07% in 2026, 6.27% in 2027, and 5.74% in 2028.

This proposal follows a period of rate adjustments and scrutiny. On October 1, 2024, San Francisco refuse rates experienced a 1.01% decrease, reflecting efforts to correct prior overcharges and align rates more accurately with service costs.

Recology’s rate increase request is driven by several factors, including rising operational costs, investments in sustainable waste processing infrastructure, and the need to maintain high service standards. The company emphasizes that the additional revenue will support the development of advanced recycling and composting facilities, aligning with San Francisco’s environmental goals.

The rate adjustment process involves a comprehensive review by the Department of Public Works and the Refuse Rate Board. Public hearings are scheduled to allow residents and stakeholders to provide input on the proposed increases. The Refuse Rate Board will consider factors such as the necessity of the hike, its impact on consumers, and Recology’s financial requirements.

San Francisco residents are encouraged to participate in the public hearings to express their views and gain a better understanding of how the proposed rate changes may

affect them. Engaging in this process ensures transparency and allows the community to voice concerns or support for the adjustments.

As the city strives to balance operational sustainability with affordability, the outcome of Recology’s rate increase proposal will significantly influence San Francisco’s waste management landscape in the coming year. Footage can be found on the SFAA website under Events > Member Meetings.

Proposed Security Deposit Changes

Assembly Bill 414, introduced by Assemblymember Gail Pellerin (D-Santa Cruz), proposes changes to how landlords in California must return security deposits to tenants. The bill mandates that landlords return the remaining portion of a tenant’s security deposit and the accompanying itemized statement in the same manner the deposit was originally received, or as requested by the tenant. For example, if the deposit was initially received electronically, the landlord would be required to return the funds via electronic transfer. Additionally, if returning the deposit by mail, landlords would be required to use certified mail.

The California Apartment Association (CAA) has raised practical concerns regarding certain aspects of the bill, particularly in scenarios involving multiple tenants or changes in property ownership. CAA also opposes the certified mail requirement, noting that mail requiring a tenant’s signature could be returned undelivered if not signed for, which is a common occurrence. CAA is collaborating with Assemblywoman Pellerin to address these concerns.

Under current California law, landlords are required to return a tenant’s security deposit, minus any lawful deductions, within twenty-one days after the tenant vacates the rental unit. The landlord must also provide an itemized statement explaining any deductions made.

Note that Assembly Bill 12, which took effect on July 1, 2024, limits the

maximum security deposit a landlord can charge to one month’s rent for both furnished and unfurnished units. Landlords who own no more than two residential properties with a maximum of four dwelling units may still collect up to two months’ rent as a security deposit.

San Francisco’s Newest Oceanfront Park Opens April 12

San Francisco’s western edge is getting a breathtaking new destination. On April 12, the city will officially unveil a twomile, fifty-acre oceanfront park along the Great Highway, transforming the once car-dominated roadway into a vibrant public space.

The park—the largest pedestrianization project in California history—will feature scenic vista points, gathering spaces, murals, sculptures, a skate area, and outdoor fitness equipment. Lounge seating, hammocks, and a nature exploration zone for children will also be among the first amenities.

But the transformation has been a contentious one. In a recent ballot measure, voters narrowly approved the highway’s permanent closure to vehicles, following years of debate. Supporters hailed it as a win for climate resilience and coastal access, while critics warned of increased traffic.

The transformation follows years of community planning, and the Great Highway’s popularity as a recreation space since its pandemic-era closure. City leaders say the public will have a voice in shaping future improvements.

For more details, visit sfrecpark.org/ greatparknamingcontest.

Rent Board Relocating

The San Francisco Rent Board moved to 25 Van Ness Avenue, Suite 700, on March 18, 2025. This new location is in the same building but on the seventh floor.

The office will still be open for drop-in services Monday to Friday, 9:00 a.m. to

4:00 p.m. Phone counseling is available at 415-252-4600.

April and May Deadlines of Note

Business Tax on Personal Property (571-R): The 571-R is a State of California tax form required to be completed by rental businesses, including short-term rental businesses. The Form 571-R is due on April 1, each year. The last day to file without incurring a penalty is May 7 each year; the penalty for filing late is 10% of the total assessed value.

California Property Tax: The second installment of your tax bill is due on April 10. For more information or to pay online, visit sftreasurer.org/payments. If an owner fails to pay on time, the unpaid portion will be considered delinquent and incur a 10% penalty charge and, in the case of the second installment, a one-time administrative fee.

San Francisco Business Registration Fee: Everyone doing business in San Francisco must have a current business registration. Renew annually by May 31. You can renew online at etaxstatement. sfgov.org/RG2024/.

SFAA Office Update

SFAA’s office is open Monday through Friday. Members are welcome to come into the office to pick up rental forms or for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Please call the SFAA office to confirm your lease order and make an appointment for counseling whenever possible.

All SFAA staff members are available to assist you every day of the week. Rental forms can be accessed online at sfaa.org. The best way to have your questions answered is by calling the office at 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.

Storage Wars

written by THE SAN FRANCISCO RENT BOARD

Tenants are challenging lost perks— parking, storage, and balconies—as the Rent Board continues to rule on reduced services.

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

00 Block of Landers Street

The tenant has lived in a two-bedroom unit for over forty-two years. Three months after moving in, she reached a verbal agreement with her landlord, granting her access to a parking space, garage storage, and an additional storage unit that she could access from outside the garage.

When the landlord submitted a petition to the Rent Board to increase the rent, the tenant was caught off guard when she learned that her access to the garage would be reviewed as part of the rent increase process. She was unaware that her use of the garage and storage space could be questioned, as she had assumed they were a part of her tenancy since the verbal agreement with the landlord.

She argued that it was illogical to rent a two-bedroom unit for over forty-two years without parking and storage. She disputed the landlord’s claim that the parking space had been assigned to the landlord’s son, who was a minor when the arrangement was made.

Additionally, the tenant felt that the landlord was attempting to take away her storage unit, which had now been reassigned to another tenant. As an elderly woman with health issues, the tenant emphasized that she relied on the parking space and storage due to her inability to use public transportation because of both her health and the unreliability of public transit.

The landlord argued that the decision in the underlying case—denying the renter’s claims for decreased housing services—was correct and should be upheld. The prior ruling had stated that the initial base rent for the unit did not include any usage of the garage, and since the renter had never paid additional rent for the parking or storage, her use of the garage and storage did not convert these spaces into housing services. The renter disagreed with this decision and appealed, claiming that it was inconsistent with the evidence she had presented.

Decision: To deny the

appeal (5-0).

100 Block of Crespi Drive

A tenant appealed a decision regarding her claim for decreased housing services, seeking to be awarded further rent reductions for the ongoing issues with the fitness center and the inadequate replacement dishwasher.

In the original ruling, the Administrative Law Judge (ALJ) determined that her landlord was liable for a $200 rent reduction due to a malfunctioning dishwasher. The landlord had failed to provide a comparable replacement until after the dishwasher had been out of service for a month. However, the ALJ denied the tenant’s claim for compensation related to the non-working TV screens on the fitness center exercise machines, which she argued were promised as a housing service when she first moved in.

The tenant disputed the decision, arguing that the replacement dishwasher offered by the landlord is not comparable to the original model. She claimed the new unit is smaller and has a different control panel, which she finds unacceptable, especially considering the premium rent she pays for her unit’s amenities. Additionally, the tenant insists that she should receive a rent reduction of $70 per month, starting from January 2024, due to the broken TVs in the fitness center. She noted that the fitness center, including its equipment, was advertised as part of her rental agreement, and the fact that it has been out of service for a year warrants compensation for its loss.

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

1300 Block of La Playa Street

The attorney for the landlord appealed a decision regarding claims of decreased housing services for the loss of use of balconies by tenants in several units. The Rent Board decisions, which consolidated three tenant petitions, granted the tenants rent reductions, ruling that the removal of the decorative balconies constituted a substantial loss of housing services.

The ALJ found that the use of these balconies for recreation and other purposes was reasonably expected by the tenants at the start of their tenancies, and that their removal justified a rent reduction.

In his appeal, the landlord’s attorney argued that the balconies were never intended for human use or occupancy. He explained that there were no doors leading out to the balconies, and tenants would have had to crawl through windows to access them. He also noted that the city of San Francisco never conducted a Building Code Section 604 inspection, which would have required the landlord to provide a declaration of the deck structure, nor did the city issue a Notice of Violation regarding the balconies.

He further contended that when a tenant filed a complaint with the Department of Building Inspection, a City inspector concluded that there were no violations, as the balconies did not provide usable open space. Additionally, he asserts that the tenants did not claim they were promised the use of the balconies; they simply began using them without the landlord’s objection. He argues that the tenants’ illegal use of the balconies cannot be considered a housing service through “waiver,” and the removal of the balconies did not result in a loss of air or view.

The landlord’s appeal challenges the Rent Board’s decision, asserting that the balconies were merely decorative and not intended for use, and that the rent reductions awarded by the ALJ were excessive.

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

Rent Board Relocating

The San Francisco Rent Board moved to 25 Van Ness Avenue, Suite 700, on March 18, 2025. This new location is in the same building but on the seventh floor. The office will still be open for drop-in services Monday to Friday, 9:00 a.m. to 4:00 p.m. Phone counseling is available at 415-252-4600.

The above information was reprinted from the Rent Board website. For more information, visit sfrb.org.

Ways to Connect.

Email SFAA at MemberQuestions@sfaa.org to have your questions and concerns promptly addressed, or call the office at 415-255-2288. You can also follow the happenings of your fellow SFAA members and find out the latest in the industry by connecting with SFAA.

• Email SFAA at MemberQuestions@sfaa.org

• Follow SFAA on Twitter at twitter.com/SFAptAssoc

• Follow SFAA on Linkedin

• Follow @SFaptmagazine on Instagram

The Day Care Debate

written by VARIOUS AUTHORS

Read on to learn how rental properties must adapt to meet the growing demand for family-friendly spaces and childcare needs.

Q. May I prohibit my tenants from operating a day care facility out of the apartment?

A. No. In California, all residential tenants have the right to operate family day care businesses from their apartments regardless of zoning rules, lease provisions, or even condominium homeowner association (HOA) restrictions. Many housing providers are unaware of this allowance and may also be ignorant of the fact that denying or prohibiting your resident from engaging in this business is unlawful and a violation of their civil rights.

The law states that, “[a] prospective family daycare home provider who resides in a rental property shall provide 30 days’ written notice to the landlord or owner of the rental property prior to the commencement of operation of the family daycare home.” Effective January 1, 2020, there are two types of licensed family day care operations defined as follows:

“Large family daycare home” means a facility that provides care, protection, and supervision for 7 to 14 children, including children under 10 years of age who reside at the home.

(ii) “Small family daycare home” means a facility that provides care, protection, and supervision for 8 or

fewer children, including children under 10 years of age who reside at the home.

There are additional licensing requirements pertaining to the number and age of the children for both the large and small family daycare homes. Please consult the CAA Day Care Addendum for this information.

Moreover, a property owner or manager shall not refuse to rent to an applicant because of the desire or intent to use the apartment for day care. The resident or applicant need only provide 30 days’ advance notice to the housing provider and must be licensed by the state. Regarding insurance, all family day care homes shall maintain in force either liability insurance covering injury to clients and guests in the amount of at least $100,000 per occurrence and $300,000 in the total annual aggregate, or a bond in the aggregate amount of $300,000. However, in lieu of the liability insurance or the bond, the family day care home may maintain a file of affidavits signed by each parent with a child enrolled in the home acknowledging that the parent has been informed that the family day care home does not carry liability insurance or a bond according to standards established by law. In addition, the affidavit shall also state that the parent has been informed that

the liability insurance of the property owner, or the HOA if the facility is a condominium, may not provide coverage for losses arising out of, or in connection with, the operation of the family day care home, except to the extent that the losses are caused by, or result from, an action or omission by the owner of the property or the HOA, for which the owner of the property or the HOA would otherwise be liable under the law.

A family day care home that maintains liability insurance or a bond shall name the property owner or the HOA as an additional insured on the liability insurance policy or bond if all the following conditions are met:

1. The owner of the property or governing body of the HOA makes a written request to be added as an additional insured party.

2. The addition of the owner of the property or the HOA does not result in cancellation or nonrenewal of the insurance policy or bond carried by the family day care home.

3. Any additional premium assessed for this coverage is paid by the owner of the property or the HOA.

Finally, do not raise someone’s rent on account of a day care operation. You may, however, increase the security deposit to the maximum allowed by statute, and in most instances that amount cannot exceed one month’s rent. If your tenant notifies you that a day care operation will be opening in your building, please use the CAA Day Care Addendum: caanet.org/ topics/day-care/.

—Dave Wasserman

Q.A tenant in my duplex, who signed a no-pet lease, adopted a large dog without notifying me. The dog has done so much damage, like severely scratching up the front door and digging out the landscaping. What steps should I take?

A.You have options, but you should act swiftly. Failing to address the dog’s presence (or any other lease violation) in a timely manner may be later seen as permission or waiver of the violation.

First, you may be able to just charge the tenant for the repairs. Check your lease to see if this is an option. The tenant might fight you on this, so have your photos of the damage and the receipts from the repairs, and do not rely on verbal communications—document, document, document. Texts and emails are your allies.

Second, if you like your tenant and you are open to keeping the dog, consider charging pet rent and/or a pet security deposit to cover the damages. You and the tenant can sign an addendum to the lease (or an entire new lease) where you allow the dog to stay, and the tenant agrees to pay. The addendum should ad dress what happens if the dog causes ad ditional or worse damage.

Third, there is the eviction route. You could serve a notice to cure or quit. This notice would tell the tenant they violated the no-pet provision of the lease and give them the options of removing the dog or moving out. If the dog is creating a nui sance, you may be able to serve a notice to quit without the chance to get rid of the dog. If your duplex is covered by the Ten ant Protection Act of 2019 or some other local rent control provision, there may be additional requirements, such as serving more than one notice.

NOTE: If the dog is an “assistance ani mal” it is not a pet, and the tenant may be allowed to keep it regardless of the no-pet provision or your desire to not have a dog in the duplex. You would also not be able to charge extra rent or a pet deposit. However, you could ask the tenant to

cover the costs of repairs for damage the animal causes to the premises.

Also keep in mind that the eviction court will not order the tenant to reimburse you for the money you spent on repairs. But once the tenant moves out you can use their security deposit to repair damages to the premises, exclusive of ordinary wear and tear, caused by the tenant. You may also be able to sue the former tenant for damages if the security deposit does not cover everything.

Final point – eviction lawsuits are extremely technical and one small mistake could get the whole case thrown out. Seek guidance.

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Clifford Fried is with Fried, Williams & Grice Connor LLP and can be reached at 415-421-0100. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600.

—Clifford Fried

Roof to Recovery

Written by PAM MCELROY

As professionals in the San Francisco housing market, you are likely acutely aware of the challenges presented by the ongoing homelessness crisis in the Bay Area. From rising rents and limited housing availability to the complexities of local policies, navigating the intersection of housing and homelessness can be daunting. However,

amid these challenges, one nonprofit stands out for its proactive and strategic approach to solving homelessness: Abode.

Founded with the mission of ending homelessness for individuals and families in the Bay Area, Abode and its family of agencies—Abode Services, Abode Housing Development,

An in-depth look at how Abode has evolved to meet the growing needs of those experiencing homelessness—and how you can play an essential role in addressing the housing crisis that directly affects our communities.

and Abode Property Management—have long been key players in creating both immediate relief and long-term solutions for the unhoused. As San Francisco property owners, your involvement with organizations like Abode can make a significant impact on the future of housing stability in our region.

Abode is at the forefront of addressing homelessness in the San Francisco Bay Area, offering a comprehensive approach that goes beyond temporary solutions. Founded in the late 1980s, Abode recognizes that homelessness is a systemic issue that requires both immediate relief and strategic, sustained efforts to create stable housing options for those who need them most.

History and Mission of Abode

Abode was founded with the mission of ending homelessness for individuals and families in the Fremont Area. Initially, the organization focused on providing shelter as a means to combat homelessness. However, as time passed and the housing crisis in the region worsened, Abode quickly realized that the long-term solution to homelessness was not just providing shelter, but ensuring that individuals had access to

Left Page

Left: Donald, an Abode resident, holds his dog at a housing grand opening. Photo by Loren Hansen, Burbank Housing Top Right: An Abode employee and Abode participant share a fist bump. Bottom Right: Angela, an Abode resident, speaks at a housing grand opening. Photos by Alain McLaughlin.

Right Page

Top: Bay Area leaders join Abode staff at a ribbon cutting ceremony. Bottom: Abode Services CEO Vivian Wan speaks at a housing grand opening. Photos by Alain McLaughlin.

permanent, stable housing. This shift in approach marked a pivotal turning point for Abode, as they pivoted from a shelter-based model to one focused on housing throughout several Bay Area counties.

Vivian Wan, CEO of Abode Services, explained, “When Abode was formed in the late 1980s, we really thought that providing services in a shelter would be the solution to homelessness. But we soon found that long-term housing was the real solution.” This insight was crucial as the dot-com boom in the Bay Area placed increasing pressure on the housing market, pushing low-income households out of the rental market. Wan continued, “As the dot-com boom put pressure on the housing market, low-income households were no longer able to afford rent, and Abode then realized that . . . if we didn’t build new housing and partner with existing housing providers by providing subsidies and support for people, folks experiencing homelessness would never be able to access the housing market.”

As Abode evolved, the organization began to partner with existing housing providers, offering subsidies and support to help unhoused individuals and families gain access to housing. The organization’s current focus is to create permanent housing solutions that help break the cycle of homelessness once and for all.

The Root Causes of Homelessness

Abode recognizes that homelessness is not a result of individual failures, but rather a consequence of systemic issues such as deindustrialization, the loss of affordable housing, and the dissolution of the safety net system. Vivian noted that the root causes of the current homelessness crisis can be traced back to a series of socioeconomic shifts that occurred between the 1960s and 1980s. These shifts included the loss of high-wage manufacturing jobs, a decrease in the availability of affordable housing, and a shrinking social safety net. “The cause of homelessness at this time was not mental illness. The cause of homelessness was the dissolution of a flawed mental health system. And, sadly, for many, the post-institutional experience of homelessness and its pursuant traumas intensified and compounded their mental illness,” Wan explained.

The issue of homelessness has been exacerbated in recent decades by the rapid increase in the cost of living in the Bay Area. “In California, there are only twenty-four units available for every one hundred extremely low-income households that need them, and more than seventy-five percent of these folks spend more than half of their income on rent,” explained Wan. The housing crisis is one of the primary drivers of homelessness in the Bay Area, and as Abode’s work has shown, tackling homelessness requires more than just providing shelter—it requires addressing the region’s acute housing shortage.

Abode’s Approach to Ending Homelessness

At Abode, the approach to ending homelessness is grounded in a holistic model that includes providing outreach, supportive housing, and critical resources such as case management, food, and access to services. The organization’s work is rooted in the belief that everyone deserves a safe, stable place to call home. “Housing ends homelessness,”Wan said.. “But we are not naïve. We don’t think Roof to Recovery… continued on Page 46

Abode staff speaks with a child client.

Path of Lease Resilience

written by JUSTIN A. GOODMAN

The ever-evolving lease you can’t live without—built for San Francisco, battle-tested, and always one step ahead.

The San Francisco housing industry is full of characters. Our elected officials make the new laws that keep us on our toes. Sacramento sends new regulations for application fees, security deposits, credit reporting, and unlawful detainer timing. Our new Board of Supervisors and Mayor have shifted moderate for now, but we’re still defending our trial court victory against the vacancy tax in the Court of Appeal. Judges deliver rulings that sometimes vindicate us and sometimes leave us scratching our heads. We deal with some pretty wacky tenants (and landlords) on occasion.

Our success depends on so many characters, from our allies in government, to Janan at the helm at SFAA, to the rest of the tireless SFAA staff, as well as my editor, Pam McElroy, who does not get nearly the recognition she deserves for curating this magazine every month and for not yelling at me once in the last decade for needing a last-minute extension.

For this column, I wanted to talk about another crucial character in the SFAA story. They’ve gotten us out of a pinch or two over the years. We all have a close relationship with them but often take them for granted. (Don’t worry, you didn’t miss a birthday.) Sure, they’ve put on some weight

over the years, but that means there’s just more of them to love.

You guys, I’m talking about the SFAA Residential Tenancy Agreement.

The SFAA lease defines and mediates the relationship between tenants and housing providers. First impressions matter. With some qualifications (discussed below), you can really only introduce the lease when you first meet your tenant. And this isn’t a casual acquaintance. Our relationship with the SFAA lease goes back decades. Things haven’t always been easy, but we’ve worked through the changes in our relationship over the years, and the lease is stronger than ever. We’re proud to introduce it to friends, and we’re confident that it can speak for itself and talk its way out of conflict.

The SFAA lease was borne out of need. A tenancy can be created by oral agreement or even conduct, but landlords can’t hit the “reset” button on the terms and conditions of existing, rentcontrolled tenancies.

Good faith skirmishes over existing rights could take many forms. Property owners might want to add an accessory dwelling unit to their building, increasing the supply of sorely needed rental housing. However, a tenant may not want to move their parking space

to accommodate the ADU, let alone surrender the service entirely.

And while a landlord could originally change the lease and eliminate housing services, so long as they provided a corresponding reduction in rent, the City inevitably elevated protections for housing services (like parking) to be on equal footing with more fundamental concepts, like habitability.

The law limited landlords’ ability to course correct, and the need for a cutting-edge, San Francisco-specific lease became clear. This lease certainly couldn’t predict the future, but it could address the current state of the law, express the best institutional knowledge of the day, and institute reasonable policies, in fact, anticipating changes in law (or mitigating a change that may hurt the industry).

It’s important to appreciate historical context to understand how important the lease would become. Massive mid-century population growth in California met increased restrictions on development for a perfect storm of housing scarcity in the 1970s.

Some bad actors allowed their rental housing to fall into disrepair when renters had fewer available alternatives. These bad-faith landlords sometimes terminated tenancies or imposed bullying increases on tenants who complained about conditions. By the early 1970s, both the California legislature and Supreme Court independently developed a “retaliation defense” to unlawful detainer actions in response.

Local rent increase limits and “just cause” requirements soon followed, narrowing the non-retaliatory, goodfaith options a landlord had available to recover possession when a tenancy was otherwise in good standing. By 1979, both San Francisco and Santa Monica adopted their rent/eviction control ordinances, and almost immediately, a Santa Monica landlord challenged the Rent Board’s refusal to issue a demolition permit for his rent-controlled property, given a determination that it was generating a fair rate of return.

The California Supreme Court was unsympathetic to that landlord’s argument that his only choice was to continue providing rental housing against his will or sell at a potential loss; it upheld Santa Monica’s just cause ordinance, even though it lacked a provision for going out of business. The legislature viewed that decision as denying a “fundamental right to cease doing business as a landlord” and enacted the Ellis Act a year later, in 1985.

The Ellis Act is an indispensable property right, but its “all or nothing” choice does little for those staying in the business. A need emerged for a lease that embodied the prevailing wisdom of the day and remained flexible in new circumstances.

Eric Andresen pioneered this project for his company, West Coast Property Management, in the late 1980s amid this uncertainty. Soon after, he shared the WCPM lease with other industry professionals, and the lease benefitted from input from the best attorneys, property managers, and property owners in the industry. Eric became president of SFAA in 1996 and donated the project to SFAA, where it was most needed.

Today, the SFAA lease-writing committee shares war stories from the previous year, considers new legislation, and anticipates stronger provisions for novel circumstances. We do this out of a commitment to SFAA’s mission—and also for free pizza. (And because we met remotely last year, here’s a reminder, Eric, that you still owe us each a slice.)

Attorneys often meet with clients after they already have a problem. And analyzing random, decades-old leases is like flipping through embarrassing high school photos. (What were they thinking?) A banal example of an ill-fitted lease would be something designed for general application under California law. Much worse is the multi-jurisdictional boilerplate a client found on the internet. Landlords get what they pay for, and San Francisco’s unique landlord-tenant ecosystem calls for an indigenous product.

More pernicious examples “sound good” to a lay reader but get a landlord in trouble. Take this attorney’s fee provision: “In any dispute between the parties over this agreement, the landlord is entitled to their reasonable attorney’s fees.” In civil litigation, the “prevailing party” is awarded costs, which are things like filing fees, jury fees, or court reporter costs. But attorneys’ fees are only awarded if a statute or contract says so.

In the case of a fee provision covering an action on a contract, fees can be awarded. But my above example attempts to be shrewd by only authorizing such an award for the landlord. Sounds good, right? If the landlord believes the tenant is breaching their lease, the tenant had better fall in line, because the landlord would get all the benefit of such a lawsuit, and the tenant would suffer all the downside.

California law takes a more balanced approach, and either party is entitled to a fee award in this case—even if they aren’t the party specified in the contract. Frankly, even a bilateral fee award (consistent with state law) is usually a bad idea. SFAA attorneys recommend investing in only high-probability litigation, but a potential loss may leave a tenant with a large fee award (even where the tenant has free Proposition F representation), and their sights set on a large asset (their rental unit) to satisfy it. Conversely, a prevailing landlord may have little recourse against a “judgment-proof” tenant. The better practice, therefore—and the policy of the SFAA lease—is simply not to have a fee provision.

Now, this is the kind of provision that can actually be modified after the fact. Under state law, landlords can serve a “notice of change to terms of tenancy” (the same procedure you use for an annual allowable increase) to modify terms in a month-to-month tenancy. But there are limits.

Rent Board rule 12.20 prohibits landlords from evicting for unilaterally imposed changes unless the change is authorized by the Rent Ordinance, required by federal, state or local law, or accepted by the tenant in a written waiver of their rule 12.20 rights. Until 2012, it had an exception to incorporate “health and safety” laws. The Rent Board eliminated this exception (following many enthusiastic public comments on both sides from recognizable names in our ensemble cast) in response to a change in state law authorizing landlords to prohibit smoking. The local debate turned on whether to protect tenant smokers or landlords who wanted to enforce smoking-free apartments. The amended version of rule 12.20 was a win for incumbent, smoking tenants, and while landlords could still change their leases to nominally prohibit smoking, they couldn’t evict for it. The SFAA lease learned from the experience and now prohibits smoking for all new tenancies and limits the landlord’s liability for smoking by the tenants they can’t control.

Some changes in law try to accommodate the past, while others address the future. I’m originally from Los Angeles, where you wouldn’t visit your neighbor without starting your car, running the A/C until it’s safe to get in, and then driving there, where you’d presumably talk with your neighbor about traffic and the weather. San Francisco is a transitfirst city, with a particular focus on the last-mile problem. “Personal micromobility devices” (e-scooters) have become an increasingly popular way to get to stations and bus stops. But their batteries sometimes combust, endangering tenants. The SFAA lease incorporates the most robust protections under state law

Historic Hues

Written by DANIELA FRANCO

Built in 1850, the Abner Phelps House is the oldest Victorian home in San Francisco, serving as a symbol of the city’s rich architectural history. Today, thousands of Victorian homes still grace the city, embodying the distinctive charm and grandeur that make this style iconic. To preserve these architectural jewels for the next two hundred years, exterior maintenance is essential.

Spring is the perfect time to give your home some much-needed attention. The exterior of a Victorian home does more than showcase its history and beauty—it also protects against the elements. With their vibrant colors, intricate detailing, and grand proportions, these homes require special care to maintain their elegance and durability.

Quality primer and paint play a crucial role in preserving both the aesthetics and structural integrity of these historic homes. A well-applied coat of paint acts as a shield against wood rot, preventing water damage and keeping the home’s exterior vibrant and intact. Exterior paint serves as an essential line of defense—one that safeguards your property while ensuring its beauty endures for generations.

Read on to learn why you should prioritize exterior maintenance and how you can achieve the best results with the right paint, color choices, and professional contractor.

It’s More Than Just a Coat of Color

Paint is more than just an aesthetic choice—it serves as a home’s first line of protection. While people may notice the beautiful array of colors first, it’s the paint that helps preserve the home’s structure and intricate details.

UV rays can degrade materials, causing fading and deterioration over time. Moisture intrusion can lead to rot, mildew, and structural damage. In older homes, especially those with elaborate woodwork, these factors can quickly wear down surfaces, leading to costly repairs. Choosing a high-quality exterior paint is a crucial step in maintaining the integrity of a Victorian home.

When selecting paint for your home, look for high-performance formulas designed to withstand harsh weather conditions. Paints that offer UV resistance help maintain color vibrancy, while those with advanced moisture protection prevent common issues such as peeling and rotting. Investing in paint with superior durability not only enhances your home’s beauty, but also extends the time between repaints, saving you money in the long run.

Spring exterior maintenance for Victorian properties: a timeless tradition with modern care.

Experts Make a Difference

While a DIY paint job might seem tempting, hiring a professional painting contractor is often the best way to guarantee a high-quality, long-lasting result. Victorian homes require expertise in handling their delicate architectural features, such as intricate trim, turrets, and bay windows. A skilled contractor knows how to approach these details without compromising the beauty of your property.

What to Look for in a Contractor

Experience with Victorian Homes: Seek out professionals who have worked on historically significant properties. Their expertise will ensure that your home’s unique architectural elements are preserved.

Proper Licensing and Insurance: A reputable contractor should have the necessary credentials to protect both you and their workers.

References and Portfolio: Ask for references and review their past projects to ensure they have a proven track record with

POPULAR SHADES THROUGH THE AGES

Victorian homes have embraced a variety of color palettes over time, reflecting both historical trends and modern influences. Below is a look at how exterior paint colors have evolved, including comparable modern paint suggestions:

LATE 1800S – EARTHY AND RICH HUES

Early Victorian homes featured deep, nature-inspired tones such as olive green, burgundy, mustard yellow, and rich brown. These colors highlighted intricate woodwork and provided an elegant, grounded aesthetic, often complementing the ornate details of gingerbread trim and decorative brackets.

Dunn-Edwards – Botanical Garden

Sherwin-Williams – Burgundy Behr – Brown Mustard

Dunn-Edwards – Chocolate Brown

EARLY 1900S – SOFTER PASTELS

As architectural styles evolved, so did color preferences. Homeowners began embracing softer tones such as dusty rose, muted blues, and warm creams, lending a lighter, more refined look to exteriors These colors reflected a shirt toward a more romantic aesthetic, influenced by the Edwardian period’s appreciation for delicate hues.

Dunn-Edwards – Roseberry

Farrow & Ball – Lulworth Blue

Benjamin Moore – Swiss Coffee

Dunn-Edwards – Fine Grain

MID-20TH CENTURY –SIMPLIFIED NEUTRALS

Post-war trends favored simple and practical color schemes, often consisting of whites, beiges, and grays. Many historic Victorian homes were repainted in subdued, neutral tones during this period.

Dunn-Edwards – Cool December

Sherwin-Williams – Accessible Beige

Benjamin Moore – Stonington Gray

Dunn-Edwards – Shady

MODERN-DAY – A BLEND OF TRADITION AND BOLDNESS

Today, homeowners often choose historically accurate shades but aren’t afraid to incorporate contemporary twists. Bold teals, deep charcoals, and dramatic navy blues are gaining popularity while still respecting traditional Victorian aesthetics. The use of high-contrast trim and unexpected accent colors has become a way to personalize and modernize these classic homes while maintaining their timeless charm.

Dunn-Edwards – Teal Feathers

Dunn-Edwards – Black Hills

Sherwin-Williams – Naval

Farrow & Ball – Stiffkey Blue

Whether restoring your home to its original glory or opting for a fresh new look, understanding these color trends can help guide your choices and celebrate your home’s rich history.

—SFAM

When selecting colors, consider the natural surroundings, and ensure your choices complement both the environment and your home’s architectural features. Many paint brands offer historical color collections, making it easier to find period-appropriate shades that enhance the beauty of your Victorian property. Consulting with a color expert can also help in making the right choice.

Mistakes to Avoid

While maintaining your Victorian’s exterior, there are some common mistakes to avoid:

Neglecting Surface Preparation: Proper preparation is just as important as the paint itself. Clean surfaces thoroughly, remove old peeling paint, and sand the area for a smooth finish. Skipping this step can cause premature peeling.

Using the Wrong Paint Type: Not all paints are created equal. Avoid using interior paints on exterior surfaces, as they won’t hold up to the elements. High-quality exterior paint designed to resist UV rays and moisture is essential.

Ignoring Trim and Detail Work: The intricate woodwork on a Victorian home requires careful attention. Rushing through trim work can diminish the home’s character.

Choosing Colors Without a Plan: While trendy colors might be tempting, Victorian homes often look best with classic, timeless shades. Thoughtfully planning your color combinations will highlight architectural details and enhance your home’s historic charm.

Tips for the Best Result

Choose the Right Time to Paint: Spring is ideal for exterior painting as the mild temperatures (between 50°F and 85°F) help paint adhere properly.

Layer Your Paint: A primer coat followed by two layers of paint ensures a smooth,

Landlord & Leasing Agent, A Winning Combo.

Having over 25 rental units of her own, Jackie brings rst-hand experience as a landlord to all of our Rentals In S.F. clients.

Every day, our team endeavors to nd quali ed tenants for our clients. With an expert understanding of the ever changing San Francisco rental market, we have made it our priority to ll your vacant unit quickly, e ortlessly, at market rent and with your ideal tenant!

With just one phone call, Jackie will come over to access your needs, appraise your unit, and do all the marketing, prospecting and screening. We then present you with a quali ed tenant ready to move in.

Call Jackie at Rentals In S.F. to ll your vacancy. It will be one of the best calls you’ll ever make. Just ask all our clients!

Former SFAA winner

* Leasing Agent of the Year

* Landlord of the Year

Practical Real Estate Advice You Can Count On

Practical and cost effective advice to assist with your real estate needs in the City and County of San Francisco.

• Legal services with an emphasis on real estate

• General Matters and Transactions

• Residential and Commercial

• Landlord-tenant matters

• Purchase and sale, co-ownership and condominium conversion issues

• Planning, zoning and permitting issues

• Neighbor, condo association and CC&R dispute resolution

• Real estate transactions and document preparation

sfaa2025calendar

sfaa 2025

April 2025

TUESDAY APRIL 1

Buzz Off: Yellow Jackets Solutions Zoom

1:30 p.m. to 2:30 p.m.

Members $45 Non-Members $65

WEDNESDAY, APRIL 16

Virtual Member Meeting

10:00 a.m. to 11:00 a.m.

WEDNESDAY, APRIL 30

Landlord 101, Part 2 Zoom 11:00 a.m. to 1:00 p.m.

Members $65 Non-Members $135

MONDAY, APRIL 7

Board of Directors Meeting 11:30 a.m.

MONDAY, MAY 5

Board of Directors Meeting 11:30 a.m.

FRIDAY, APRIL 18

Intellirent: Q & A Session

Zoom

10:00 a.m. to 11:00 a.m. FREE for SFAA Members Only

FRIDAY, APRIL 18

Intellirent: Traditional Leasing Is Broken Zoom

10:00 a.m. to 11:00 a.m. FREE for SFAA Members Only

THURSDAY, APRIL 10

Asset Protection-Open Forum Zoom

11:00 a.m. to 12:00 p.m. Members $45 Non-Members $65

FRIDAY, APRIL 18

Marijuana 101 Zoom

2:00 p.m. to 3:00 p.m. Members $45 Non-Members $65

TUESDAY, APRIL 15

Rodents-Keep Those Unwanted Guests Out Zoom

1:30 p.m. to 2:30 p.m.

Members $45 Non-Members $65

WEDNESDAY, APRIL 23

Landlord 101, Part 1 Zoom

10:00 a.m. to 1:00 p.m.

Members $65 Non-Members $135

May 2025

TUESDAY, MAY 6

Protect Your Wealth: Liability & Asset Protection Zoom

11:00 a.m. to 12:00 p.m.

Members $45 Non-Members $65

WEDNESDAY, MAY 21

In Person Member Meeting Jewish Community Center 3200 California Street Fisher Family Hall 5:00 p.m. to 7:00 p.m.

TUESDAY, MAY 6

Fight the Bite: Flea & Tick Edition Zoom

1:30 p.m. to 2:30 p.m.

Members $45 Non-Members $65

WEDNESDAY, MAY 21

You’re Going to Have to Serve Somebody Zoom

2:00 P.m. to 3:00 p.m. Members $45 Non-Members $65

TUESDAY, MAY 13 Best Practices for Handling Nuisance Issues Zoom

1:00 p.m. to 2:00 p.m.

Members $45 Non-Members $65

SFAA office will be closed Monday, May 26th, 2025 for Memorial Day, and Monday, May 31st, 2025 in observance of Cesar Chavez Day.

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices. Renters pay the $40 application fee, which covers your costs. For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

The capital improvement interest rates for 3/1/24 through 2/28/25 are listed below:

ALLOWABLE RENT INCREASES

2025 - 2026: 1.4%

Effective March 1, 2024 through February 28, 2025, the allowable annual rent increase is 1.7%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided. ALLOWABLE RENT INCREASES

03/01/25 - 02/28/26 1.4%

03/01/24 - 02/28/25 1.7%

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%

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

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

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

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

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

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

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

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

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

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

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

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

INTEREST ON DEPOSITS

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

INTEREST ON DEPOSITS PERIOD AMOUNT

03/01/24 - 02/29/25 5.2%

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 3.1%

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

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

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. If you are an owner of a residential dwelling unit or guest unit, you must pay a Rent Board Fee by March 1 of each year unless you have a current exemption on file with the Rent Board or a Homeowners’ Exemption on file with the Office of the Assessor-Recorder. While this fee was previously collected on the property tax bill, owners must pay this fee to the Rent Board directly as of 2022. Payment can be made through the Rent Board Portal.

ALLOWABLE RENT BOARD FEE COLLECTABLE FROM TENANTS

7

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

SAN FRANCISCO RENT BOARD

25 Van Ness Avenue #320 San Francisco, CA 94102

415-252-4600 www.sfgov.org/rentboard

SFAA Professional Services Directory

1031 TAX DEFERRED

EXCHANGE SERVICES

FIRST AMERICAN EXCHANGE COMPANY

Lisa Jackson 415-244-1339 lisajackson@firstam.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 www.openscopestudio.com

Q ARCHITECTURE

Dawn Ma 415-695-2700 www.que-arch.com

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

ATTORNEYS

BARTH CALDERON, LLP

Paul Hitchcock 415-577-4685 Paul@barthattorneys.com All languages welcome

BORNSTEIN LAW

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

BRETT GLADSTONE

Brett Gladstone 415-3945188 bgladstone@g3mh.com

CHONG LAW

Dolores Chong 415-437-7807 chongdolores@earthlink.net

DOWLING & MARQUEZ, LLP

Jak S. Marquez 415-977-0444 x232 www.dowlingmarquez.com

Spanish

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

Spanish, Korean, Cantonese and Mandarin

FRIED, WILLIAMS & GRICE CONNER, LLP

David Semel 415-421-0100 dsemel@friedwilliams.com

Clifford Fried cfried@friedwilliams.com Farsi, French, Portuguese, Spanish

HERZIG & BERLESE

Barbara Herzig 415-861-8800 bherzig@hbcondolaw.com

ILENE M. HOCHSTEIN, ATTORNEY AT LAW

Ilene Hochstein 650-877-8288 ilene@hochsteinlaw.net

KIMBALL, TIREY & ST. JOHN LLP

Kelli Dodson 800-525-1690 kelli.dodson@kts-law.com www.kts-law.com

LAW OFFICE OF A. THOMAS KOSTER Thomas Koster 415-680-0023 Thomas@Koster-Law.com

LAW OFFICE OF DENISE A. LEADBETTER

Denise A. Leadbetter 415-713-8680 denise@leadbetterlaw.com

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

LAW OFFICES OF LAWRENCE M. SCANCARELLI

Lawrence M. Scancarelli 415-398-1644 www.sfrealestatelaw.com

LAW OFFICE OF MICHAEL C. JOHNSTON Michael Johnston 650-343-5050 johnston-gomez@msn.com

MASTROMONACO REAL PROPERTY LAW GROUP

Leonard Mastromonaco 415-354-2702 len@mastrolawgroup.com

NIVEN & SMITH

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

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, P.C.

Edward Singer 650-393-5862 www.edsinger.net

SJR LAW CORPORATION

Shoshana Raphael 415-408-6044 shoshana@sjrlawfirm.com

STEINER LAW OFFICE

Michael Heath 415-931-4207 mheath@mheathlaw.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 415-823-4566 tiffany@trnlaw.com www.trnlaw.com

UTRECHT & LENVIN, LLP

Patrick Connolly 415-357-0600 pconnolly@ullawfirm.com www.ullawfirm.com

WASSERMAN

Dave Wasserman 415-567-9600

Dave@wassermanoffices.com www.davewassermansf.com

WIEGEL LAW GROUP

Andrew J. Wiegel 415-552-8230 www.wiegellawgroup.com

ZACKS & FREEDMAN, PC

Andrew M. Zacks 415-956-8100 www.zfplaw.com

ZANGHI TORRES ARSHAWSKY, LLP

John P. Zanghi 415-977-0444 www.zatlaw.com

BEDBUG DETECTION

CROWN & SHIELD PEST SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

PREMIER CANINE DETECTION

Jordan Garcia 415-612-6645 www.premiercaninedectection.com

CLEANING SERVICE

SF BLIND CLEANERS

Andy Dovchin 415-523-0404 andy@sfblindcleaners.com www.sfblindcleaners.com

STANLEY STEEMER

Sanjay Bhandari 215-206-0748 stanleysteemersf@gmail.com www.stanleysteemer.com

COMMERCIAL/RETAIL

LEASING SERVICES

BLATTEIS REALTY CO.

David Blatteis 415-981-2844 www.sfretail.net

CONSTRUCTION

FIRST ONSITE

Joseph Dito 510-391-2980 joe.dito@firstonsite.com www.firstonsite.com

PODS

Chad Schutt 310-270-5127 cschutt@pods.com

CONSULTANTS

AMY HULL CONSULTING LLC

Amy Hull 415-450-5809 nj-aeh@outlook.com

CONSULTANTS:

PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

Steven Edrington 510-749-4880 steve@edringtonandassociates.com

CONTRACTORS

C & J’S CUSTOM BUILDS INC.

Caleb Wyman 415-209-8439 caleb@c-jcustombuilds.com www.c-jcustombuilds.com

CORPORATE RENTALS

AMSI

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

CREDIT REPORTING

INTELLIRENT

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

DRAIN SERVICES

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447

selina.p@pribuss.com www.pribuss.com

Nick Capurro 650-737-4554 nick.c@pribuss.com

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com

ENVIRONMENTAL CONSULTING

ADVIRO

Alma Soto 408-512-2912 almas@goadviro.com www.goadviro.com

P.W. STEPHENS ENVIRONMENTAL

Sheri Buenz 510-651-9506 sherib@pwsei.com

EV CHARGING

URBAN EV Alexander Grant 971-275-7365 alex@urbanev.com

FACADE INSPECTIONS

BORNE CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ACCOLADE RESTORATION INC.

ANTHONY CUELLAR 650-387-8524 accoladercinc@gmail.com www.accoladeconstruct.com

ESCAPE ARTISTS

Ben Maxon 415-279-6113 www.sfescapeartists.com

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 628-208-0188 SFfire@aec-alarms.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

Nick Capurro 650-737-4554 nick.c@pribuss.com

REDWOOD CITY ALARMS, INC.

Christopher Cicero 650-362-4841 redwoodcityalarms@gmail.com www.redwoodcityalarms.com

GARAGE DOORS

R&S ERECTION OF SAN FRANCISCO

Sarah Taylor 415-981-7590 sarah@rsdoor.com www.rsdoors-sf.com

GARBAGE COLLECTION SERVICES

CLEAN COMPOSTING COMPANY

Michelle Horneff-Cohen 415-203-3860 michelle@pms-sf.com www.cleancomposting.com

RECOLOGY GOLDEN GATE RECYCLING Minna Tao 415-575-2423 recologysf.com

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

VALET LIVING

Tia LaNae Chambers 707-912-5153 tia.chambers@valetliving.com

HUMAN RESOURCES

INTERSOLTUTIONS, LLC jhong@intersolutions.com

INSPECTIONS

DECK CHECK WOOD BALCONY & STAIRS INSPECTIONS

Vincenzo Melchiorre 415-407-4640 vin@deck-check.com www.deck-check.com

PACIFIC COAST REAL ESTATE INSPECTIONS

Christopher D. Hesson 415-516-8110 PCREinspections@gmail.com

INSURANCE COMPANIES

ARM MULTI INSURANCE SERVICES

Lisa Isom 866-913-6293 www.arm-i.com

BARBARY INSURANCE BROKERAGE

Gerald Becerra 415-788-4700 www.barbaryinsurance.com

COMMERCIAL COVERAGE

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

GORDON ASSOCIATES INSURANCE SERVICES

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

LENDING / FINANCIAL SERVICES

BANK OF SAN FRANCISCO

Margaret Mak 415-930-3383 margaret.mak@bankbsf.com www.bankbsf.com

CHASE

Michelle Li 415-794-2176 www.ff-inc.com

EAST WEST BANK

Rita Kwan 628-249-6641

rita.kwan@eastwestbank.com

JPMORGAN CHASE Behzad Boroumand 415-315-5255 behzad.boroumand@chase.com jpmorgan.com/commercial-real-estate

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

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

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

ONE STOP MAINTENANCE

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

SURFACE EXPERTS OF SAN FRANCISCO NORTH

Jason F. Johnson 415-942-4402 jjohnson@surfaceexperts.com www.surfaceexperts.com

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

MARKETING

OPINIION

Evan Reyne 855-330-9980 evanr@opiniion.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

PODS

Lee A. Wohlwerth 279-444-9733 lwohl@pods.com

PAINTING CONTRACTORS

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

Jesus Hernandez 415-531-7033 dezpainting@gmail.com

KRUIT PAINTING, INC.

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

PAC WEST PAINTING INC.

Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com

PETERS PAINTING SERVICES

Peter Pantazelos 415-647-4722 www.peterspainting.com

TARA PRO PAINTING INC.

Brian Layden 415-822-2011 www.tarapropainting.com

PEST CONTROL

ATCO PEST & TERMITE CONTROL & HOME RESTORATION

Richard Estrada 415-898-2282 www.atcopestcontrol.com

BANNER PEST SERVICES

Brad Erekson 650-678-2300 brad@bannerpc.com www.bannerpc.com

CROWN & SHIELD PEST SOLUTIONS-PREMIER

Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com

PESTEC

Diane McCorriston 415-671-0300 partners@pestecipm.com

PLUMBING & HEATING

C.R. REICHEL ENGINEERING CO. INC. Tim Lordier 415-431-7100 www.crreichel.com

FAST RESPONSE PLUMBING & ROOTER

Joseph Tinsley (415) 596-6115 frpservicesf@gmail.com www.fastresponseplumbingsf.com

FLOW MASTERS PLUMBING, INC

Mark Bush (510) 303-9550 mark@flowmastersplumbing.com

PRIBUSS ENGINEERING, INC.

Selina Pribuss 650-588-0447 selina.p@pribuss.com www.pribuss.com

Nick Capurro 650-737-4554 nick.c@pribuss.com

R & L PLUMBING

Larry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com

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

PROJECT MANAGEMENT

MELGAR REAL ESTATE SERVICES

Suzy Melgar 650-745-8186 info@mresbayareahomes.com

Property Management 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.

AMSI

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

CECCHINI REALTY CO.

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

CITYWIDE PROPERTY MANAGEMENT

Carol Cosgrove 415-552-7300 www.citywidesf.com

DEWOLF

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

GAETANI REAL ESTATE

Paul Gaetani 415-668-1202 www.gaetanirealestate.com

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

GORDON CLIFFORD PROPERTIES, INC.

Patrick Clifford 415-613-7694 patrick@gcpropertiessf.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 415-648-1516 www.lingschrealty.com

PAUL LANGLEY COMPANY

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

PONTAR REAL ESTATE

Merri Pontar 415-421-2877 www.pontarrealestate.com

PROGRESSIVE PROPERTY GROUP

Dace Dislere & Joe Gillach 415-515-4329

REAL MANAGEMENT COMPANY

J.J. Panzer 415-821-3167 www.RMCsf.com

S&L REALTY

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

STRUCTURE PROPERTIES

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

SUTRO PROPERTY MANAGEMENT, INC.

Salman Shariat 415-341-8774 www.sutroproperties.com

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 vertexsf.com

WEST & PRASZKER REALTORS

Michael Klestoff 415-661-5300 www.wprealtors.com

WEST COAST PROPERTY MANAGEMENT

Eric Andresen 415-885-6970 www.wcpm.com

VESTA ASSET MANAGEMENT

Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com

PROPERTY MANAGEMENT

2B LIVING

Brooks Baskin 650-763-8552 brooks@twobliving.com www.twobliving.com

ABACUS PROPERTY MANAGEMENT

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

ALEXANDERSON PROPERTIES

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

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson (415) 413-7845 lroos@hollandpartnergroup.com www.hollandresidential.com

AMORE REAL ESTATE, INC

Jerry Hsieh 415-567-4800 www.amoresf.com

ANCHOR PROPERTIES MANAGEMENT LLC Anton Qiu 415-722-6452 anton@apcap.us

ANCHOR REALTY

Mark Campana 415-621-2700 mark@anchorealtyinc.com www.anchorealtyinc.com

ARTAL PROPERTIES

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

AYS MANAGEMENT

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

BANCAL PROPERTY MANAGEMENT

Tammy McNaught (415) 397-1044 accountingoperations@bancalsf.com tammy@bancalsf.com

BAY PROPERTY GROUP

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

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

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

BETTER PROPERTY MANAGEMENT

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

BLVD RESIDENTIAL

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

CANNIZZARO REALTY John Cannizaro 415-795-2360

john@cannizzaro-realty.com

CANTRELL ASSOCIATES CORPORATION

Jim Cantrell 415-956-6000 jimcha@pacbell.net

CAROL DINEEN REALTY

Carol Dineen 415-212-8087 support@caroldineenrealty.com

CECCHINI REALTY

Dante Cecchini (650) 255-5273 info@cecchinirealty.com

CENTERSTONE PROPERTY MANAGEMENT

Ron Erickson 415-626-9944 rjerickson@sbcglobal.net

CIRRUS ASSET MANAGEMENT

Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com

CITIBROKERS REAL ESTATE, INC.

Jason Abbey (415) 221-5000 Jason@citibrokersrealestate.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

EBALDC

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

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT

Paul Mora 415-674-1440 pmora@fogciti.com

FOUNDATION RENTALS & RELOCATION, INC.

Christopher Barrow 415-507-9600 cb@foundationhomes.com

GAETANI REAL ESTATE

Paul Gaetani 415-668-1202 www.gaetanirealestate.com

GEARY REAL ESTATE, INC.

Melissa Geary melissa@gearyrealestateinc.com

GEORGE GOODWIN REALTY, INC.

Chris Galassi 415-681-1265 cgalassi@goodwin-realty.com www.goodwin-realty.com

GOLDEN GATE PROPERTIES

Ferdinand Piano 415-498-0066 ferdinand@g2properties.com

GREENTREE PROPERTY MANAGEMENT

Scott Moore 415-828-8757 www.greentreepmco.com

GM GREEN REAL ESTATE INC.

George Green 415-608-6485 ggreen@gmgreen.com www.gmgreen.com

GORDON CLIFFORD PROPERTIES, INC.

Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

Clayton Llewellyn 408-446-0848 www.ipsmanagement.cc

JACKSON GROUP

PROPERTY MANGEMENT, INC.

Raymond Scarabosio 415-608-8300 ray@jacksongroup.net

JAMES D. MULLIN REAL ESTATE BROKER

James D. Mullin 415-470-0450 jamesdmullinre@gmail.com

JD MANAGEMENT GROUP, INC.

Jonathan Davis 510-387-7792 jonathan.davis@jdmginc.com

KEYOPP PROPERTY MANAGEMENT

Melanie Leung 628-888-6650 support@keyopp.net

KREMSDORF PROPERTIES

Jeff Kremsdorf (415) 902-2883 jeff@kremsdorf.com

LEADING PROPERTIES

Patrick Boushell 415-346-8600 x102 pboushell@leading-sf.com

LINGSCH REALTY

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

LUCAS & COMPANY

Susan Lucas 415-722-4724 susan@thelucascompany.com

M PROPERTIES

Mark Mangampat mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MAVEN MAINTENANCE, INC.

Craig Lipton 415-305-7506 lipton@maveninvestments.com www.mavenmaintenance.com

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

Randall Chapman 415-434-9700 www.mmgprop.com

MILLENNIUM FLATS

Carlos Carbajal 415-420-6290 carlos@millenniumflats.com

MORLEY FREDERICKS

REAL ESTATE SERVICES

Steve Morley 415-722-4724 susan@thelucascompany.com

MOSSER COMPANY

Neveo Mosser 415-284-9000 nmosser@mosserco.com

NICE VENTURES INC

Laurie Thomas laurie@niceventures.com

NORTHPOINT APARTMENTS

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

ONERENT DBA POPLAR HOMES

Nicole Cheatham 408-381-3157 nicole@popularhomes.com

OPEN WORLD PROPERTIES

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

ORVICK MANAGEMENT GROUP

David Orvick 408-497-1880 david@orvprop.com

PACIFIC REALTY

Kristine Delagnes 415-923-1100 kristine@pacificrealtyco.com www.pacificrealtyco.com

PAUL LANGLEY COMPANY

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

PEAK REALTY GROUP

James C. Keighran 415-474-7325 info@peakrealtygroup.com www.peakrealtygroup.com

PILLAR CAPITAL REAL ESTATE

Jonathan Ng 415-885-9584 jonathan@thepillarcapital.com

PIP INC./SFRENT

Sarosh Kumana 415-861-4554 sarosh@sfrent.net www.sfrent.net

PMREI

Paul McLean 415-999-1407 pmrei@outlook.com

PODESTO PROPERTIES

Gina Enriquez 415-794-7125 gandpofsf@aol.com

PONTAR REAL ESTATE

Merri Pontar 415-421-2877 www.pontarrealestate.com

THE PRADO GROUP, INC. Andrea Hayes 415-395-0880 frontdesk@pradogroup.com

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

PRO EQUITY AM

Tori Linnell 916-838-2804 vlinnell@proequityam.com

PROGRESSIVE PROPERTY GROUP

Dace Dislere 415-794-9727 www.progressivesf.com

RAJ PROPERTIES

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

RALSTON MANAGEMENT GROUP

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

RAMSEY PROPERTIES

Brian E. Ramsey 415-474-5175 Brian@RamseyPropertiesSF.com

REAL MANAGEMENT COMPANY

J.J. Panzer 415-821-3167 www.RMCsf.com

RENTWISE PROPERTY MANAGEMENT

Brandon Temple 650-346-2006 Brandon@gorentwise.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 MANAGEMENTGOLDEN 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

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

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 415-377-7571 tony@towerrents.com

UNITY HOMES

Sherry Brown (520) 338-7731 sbrown@unityhomes.org

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com

VESTA ASSET MANAGEMENT

Paul Griffiths 415-994-3033 paul@vesta-assetmanagement.com

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 415-269-0689 sfboggsz@yahoo.com

YMPG

Yelena Gelzer 415-260-6325 yglezer@ympg-management.com

ZIPRENT

Arvand Sabetian 415-688-6660 admin@ziprent.com www.ziprent.com

PROPERTY MANAGEMENT SOFTWARE

APPFOLIO

Mindy Sorenson 888-700-8299 mindy.sorenson@appfolio,com

DOOR LOOP

Maria Barbera 888-607-3667 mbarbera@doorlopp.com

YARDI

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

REAL ESTATE APPRAISALS

MARK WATTS COMMERCIAL APPRAISAL

Mark Watts 415-990-0025 www.markwattscommercialappraisal.com

REAL

ESTATE BROKERS & AGENTS

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 415-595-5832 chuckassoc@gmail.com

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

COLLIERS INTERNATIONAL- JAMES DEVINCENTI

James Devincenti 415-288-7848 www.THEDLTEAM.com

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

COMPASS Tim Johnson 415-710-9000

tim.johnson@compass.com www.timjohnsonsf.com

COMPASS Allison Chapleau 415-516-0648 allison@allisonchapleau.com www.allisonchapleau.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

CROSSBAY GROUP INC. Eric Chang 408-512-4366 erictingchang@gmail.com

FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com

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

ICON REAL ESTATE INC. Jason Quashnofsky 415-370-7077 jason@iconsf.com

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

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

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

MAVEN COMMERCIAL Matthew Sheridan 415-867-7711 matt@mavenproperties.com

THE MEZA GROUP AT SOTHEBY’S INTERNATIONAL REALTY Christopher Meza 415-794-5194 cmeza@me.com chrismeza.com

NET LEASE EXCHANGE MehdiStar 858-243-3954 mehdi@theNLX.com nlx.colliers.com

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

SF BAY RENTAL COMPANY Leslie Burnley 415-717-8709 leslie@sfbayrentalco.com www.sfbayrentalco.com

S&L REALTY

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

TERRENCE CHAN

Terrence Chan 415-317-7011 tchanhomes@gmail.com

WEST & PRASZKER REALTORS

Michael Klestoff 415-312-2245

klestoffmre@aol.com

VANGUARD PROPERTIES

Dimitris Drolpas 415-531-9659 dimitris@drolapas.com

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

CITY REAL ESTATE Arthur Tom 415-987-6788

art@cityrealestatesf.com cityrealestatesf.com

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

STEPHEN PUGH 415-497-8307 steve@pacwestcre.com

REFINISHING

/ RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz 415-673-4211

MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco

RENT BOARD PETITIONS

RENT RAISERS Michelle Horneff-Cohen michelle@rentraisers.com

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

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

RENT REPORTING

PINATA Ivi Ahua 917-817-5063 ivi@pinata.ai

RENTAL LISTING SERVICES

ADOBE SERVICES

Jennifer Criddle 510-593-5474 jcriddle@abode.org

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

INTELLIRENT

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

KIDDER MATTHEWS

Shayna Leonardsen 206-512-7190 shayna.leonardsen@kidder.com www.kidder.com

MOTABNA

Nitin Ponnaganti 281-736-7892 nitin@motabna.com

REALPAGE

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

RESIDENTIAL LEASING

BROWN & PATKI INC.

Mahesh Patki 415-513-2989 mahesh@brownpatki.com www.brownpatki.com

CORCORAN ICON PROPERTIES

Dawn Cusulos 415-678-8854

HRH REAL ESTATE SERVICES CORPORATION

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

J. WAVRO ASSOCIATES

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

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

RELISTO

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

RENTALS IN S.F.

Jackie Tom 415-409-3263 www.rentalsinsf.com

RENTSFNOW

Stephanie Versin sversin@veritasinv.com www.rentsfnow.com

SF CITY RENTS

Tracy Ballard 415-797-8296 tracy@sfcityrents.com www.sfcityrents.com

STRUCTURE PROPERTIES

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

VERTEX PROPERTY GROUP

Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com

SECURITY

SWIFTLANE

Jennifer Torres 949-327-1110 jtorres@swiftlane.com www.swiftlane.com

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

CONNOR DALY CONSTRUCTION

Connor Daniel Daly 415-205-0346 connor@connordalyconstruction.com www.connordalyconstruction.com

ONE DESIGN, INC.

Erevan O’Neill 415-828-4412 simone@onedesignsf.com www.onedesignsf.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

INTERSOLUTIONS LLC

Janet Mondani 628-682-5574 jmondani@intersolutions.com www.intersolutions.com

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES

Hannah Lawson 415-310-2388 hlawson@americancampus.com

SUBMETERS

LIVABLE

Daniel Sharabi 415-937-7283 www.livable.com

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

BLUCAL

Mitch Winslow 415-578-4848 mitch@blucalinc.com www.blucalinc.com

BLUSKY RESTORATION CONTRACTORS Noelle Airey 925-440-2074 noelle.airey@goblusky.com www.goblusky.com

HOW YOU CAN HELP: WAYS TO SUPPORT ABODE

Abode relies on the generosity and support of the community to continue its important work. Here are some ways that property owners, developers, and others in the housing industry can make a difference:

PARTNER WITH ABODE: If you have rental units available, consider renting them to Abode or partnering with the organization to increase the availability of affordable housing.

DONATE: Financial donations help Abode continue to provide housing solutions and services to people experiencing homelessness. Visit abode.org/donate to contribute.

VOLUNTEER: Individuals and groups can get involved by volunteering their time or resources to support Abode’s outreach programs and housing efforts.

ADVOCATE: Join Abode in advocating for policies that address homelessness and support affordable housing development.

JOIN THE CONVERSATION: Help raise awareness of the homelessness crisis in the Bay Area by discussing the issue with friends, colleagues, and neighbors, and encouraging solutions such as increased housing development and support services.

By taking action, property owners and others in the housing industry can play a crucial role in ending homelessness in the Bay Area. Abode is committed to creating lasting change, and with the support of the community, this goal is within reach.

For more information or to learn about Abode’s five-year strategic plan, visit abode.org.

that we can just snap our fingers and suddenly we have enough housing for everyone who needs it.”

Abode focuses on providing a range of services for people experiencing homelessness, from outreach and interim housing to long-term solutions such as permanent supportive housing. One of the organization’s key strengths is its ability to meet people where they are, offering both immediate relief and longer-term support. Abode also partners with developers, property owners, and housing providers to secure affordable housing units for those in need. As Wan explains, “We believe that all solutions are needed and we work to address our region’s housing inequities through every possible lens: from services that meet people where they are on the street, to managing and building the places they will call home.”

Through its supportive housing programs, Abode not only provides s table housing, but also addresses the underlying issues that contribute to homelessness, including mental health challenges and substance use. Abode’s supportive housing model provides tenants with the tools they need to succeed in housing, offering wraparound services such as mental health support, addiction counseling, and financial literacy programs. The organization ensures that individuals understand their rights and responsibilities under their leases, and it works closely with them to maintain their housing and improve their overall well-being.

The Role of the Private Sector in Solving Homelessness

Abode recognizes the important role the private sector plays in addressing homelessness. In particular, the organization calls on property owners, developers, and businesses to get involved in solving the housing crisis. As Wan noted, “The private sector could play a valuable role in solving the homelessness crisis through a few mechanisms. First, private companies can prioritize giving to address local housing needs.” Many companies located

in the Bay Arprioritize giving to international causes, but the impacts of the region’s housing crisis are felt most acutely by low-income workers and vulnerable populations. By investing in local housing solutions, businesses can help mitigate the housing shortage and support individuals and families in need.

Moreover, property owners and developers can partner with organizations like Abode to increase the availability of affordable housing. Wan suggested, “Developers and property owners, in addition to building affordable housing, could dedicate deeply affordable housing within their buildings . . . accept housing vouchers, reduce their exclusionary tenant selection criteria, and work with local housing and service providers like Abode.”

The private sector’s involvement is critical in solving the housing crisis and ensuring that more affordable housing is built. By working together, public and private entities can make lasting progress in the fight against homelessness.

Challenges Facing Abode

Like many nonprofits in the housing and homelessness space, Abode faces numerous challenges in its work. One of the biggest obstacles is the lack of resources, which limits the organization’s ability to meet the growing demand for services. While Abode’s outreach teams are able to provide food, warmth, and connection to housing services, they often lack the resources to offer immediate housing solutions. “The most effective way to connect with folks is by being consistent—going to the same place on the same schedule, so they know to expect us,” Wan said. “Trust is at the center of everything.”

Another challenge is the increasing difficulty in recruiting and retaining staff, given the demanding nature of the work and the relatively low pay. Abode is committed to maintaining a high level of service despite these challenges, and continues to work with the community and local government to expand its capacity to help people in need.

LOOKING TO HIRE YOUR NEXT ALL-STAR EMPLOYEE?

Post Your Job Openings with SF Apartment Magazine!

Our brand-new job posting page is launching soon, and it’s the perfect place to connect with San Francisco’s rental housing industry, including top talent in property management, leasing, maintenance, contractors, real estate law, and more.

Why post with us?

Targeted Audience : Connect with individuals already invested in the San Francisco apartment market.

Professional Reach : Attract top talent with the skills and experience your business needs.

Easy Process : Posting your job opening is quick and simple, and your listing will be seen by the right people.

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

Strategic Vision for the Future

Looking to the future, Abode is focused on scaling its impact to serve more people and provide more housing solutions. The organization’s strategic plan has three key pillars: more action, greater influence, and higher excellence. “We need to serve more people, build more housing, and partner with more property managers/owners to help meet the need,” said Wan. Abode is committed to growing its outreach and housing programs, expanding its influence in policy discussions, and ensuring that it continues to provide highquality services to those in need.

The next five to ten years will be critical for Abode and other organizations working to address homelessness in the Bay Area. The housing crisis is expected to continue, and the need for both short and long-term solutions will only grow. Abode is ready to meet this challenge head-on, working alongside the private sector, government, and community partners to ensure that no one is left without a home.

Pam McElroy is the editor of SF Apartment Magazine.

sfaa 2025 What You Need to

Know

2ND INSTALLMENT OF PROPERTY TAXES DUE

THURSDAY, APRIL 10

LIVE ZOOM MEETING

• Extended Landlord Attorney Panel

WEDNESDAY, APRIL 16

10:00 a.m. to 11:00 a.m.

IN-PERSON MEMBER MEETING

• Landlord Attorney Panel

• The State of Insurance in California

• Differentiating the Various Balcony & Deck Inspection Requirements

WEDNESDAY, MAY 21

5:00 p.m. to 7:00 p.m.

Jewish Community Center

3200 California Street Fisher Family Hall

VIRTUAL MEMBER MEETING

PRE-RECORDED ZOOM MEETING

• Landlord Attorney Panel

• Demystifying Rent Board Policies & Procedures

WEDNESDAY, JUNE 18

10:00 a.m. to 11:00 a.m.

VIRTUAL MEMBER MEETING

PRE-RECORDED ZOOM MEETING

• Extended Landlord Attorney Panel

• Changes to California’s Security Deposit Laws

WEDNESDAY, JULY 16

10:00 a.m. to 11:00 a.m.

long-lasting finish. Adding a second coat helps achieve an even appearance.

Don’t Forget the Details: Take time with smaller elements, such as window frames, doors, and railings. These details define a Victorian property’s character and should be given extra care.

Your Home’s First Line of Defense

As we enter the spring season, don’t overlook the importance of exterior maintenance. For Victorian homeowners, regular upkeep of the exterior paint is crucial to preserving both the aesthetics and integrity of the home.

Choosing a quality paint product, working with a skilled painting contractor, and making thoughtful color choices will ensure your home continues to stand tall for generations to come. If you’re looking for expert advice, many paint manufacturers, including Dunn-Edwards, offer solutions tailored to historic properties. Their durable, eco-friendly paints help Victorian homes maintain their charm while standing up to the elements.

With the right care and attention, your Victorian home can remain a proud testament to the past while embracing the future with elegance, durability, and charm.

Daniela Franco is a Dunn-Edwards Paint Specialist. She is available to answer paint-related questions, provide vetted contractor recommendations, and help choose the perfect paint palette for you repaint. She’s a proud San Francisco local and loves seeing the City’s historic properties, particular restored and beautified Victorian homes. You can reach her at Daniela.Franco@DunnEdwards.com.

2025 SFAA Member Benefits

Founded in 1917, the not-for-profit San Francisco Apartment Association represents owners of over 80,000 rental units, offering advice, education, and referrals to all, from single-family homeowners to large portfolio owners.

Associate Member Benefits

• Listing in the SFAA Professional Services Directory.

• Discounted ad rates in SF Apartment Magazine.

• Reach our full network of rental property owners, managers, and decision-makers.

• Year-round sponsorships available—present directly to members at monthly meetings and events.

Join SFAA for only $580 to connect with San Francisco’s largest rental property trade association. One referral can cover your membership. Join today!

Regular Member Benefits

• Access the SFAA Residential Tenancy Agreement, San Francisco’s top lease.

• Access legally compliant rental forms from SFAA and CAA, including rent increases, and move-in/move-out worksheets.

• Get expert guidance on rent control, security deposits, tenant disputes, and more.

• Access monthly SFAA meetings with free legal Q&As and presentations.

• Get discounts on weekly courses, SF Apartment Magazine, free tenant screening, vendor referrals, online resources, CAA membership, and more!

• Political, legislative, and legal advocacy.

SFAA membership is a smart, affordable investment—costing less than one billable hour with a landlord-tenant attorney. As a 501(c)3 nonprofit, 69% of dues are tax-deductible. Join today!

Upcoming Events

Virtual

M eM ber M eetings

APRIL 16

JUNE 18

JULY 16

AUGUST 20

NOVEMBER 19

i n-P erson

M eM ber M eeting

MAY 20

SEPTEMBER 16

troPhy awards

OCTOBER 30, 2025

Electronic Leases

SFAA has partnered with DocuSign for one-time electronic use of the Residential Tenancy Agreement, enhancing security, ease, and flexibility. Members can now customize leases with addendums for parking, storage, pets, support animals, guarantors, fireplaces, Prop 65, micromobility devices, and more.

Surreal Estate… continued from Page 26

to regulate the proper use of safe devices, while prohibiting unsafe practices.

The SFAA lease project will never be “complete,” but the ongoing process of refining it makes us sharper practitioners, wiser managers, and more responsible housing providers. There will necessarily be scenarios it didn’t predict (and Maria would want me to remind you of SFAA’s robust educational offerings to learn how to deal with novel problems), but the use of the SFAA lease is a standard of care unto itself.

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

Legal Questions

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

2025 Spring Day CCRM Webinar Series Schedule & Registration

Renewal of Tenancy and Ending the Tenancy 4/16/2025 10AM 1PM

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

Attendee Information: Attendee Name:

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

sfaa sfaa 2025 membership application

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

CALL FOR SUBMISSIONS: “TALES FROM THE CORRIDORS”

Do you have a story that has your colleagues in stitches? Ever experienced a housing industry escapade that’s too wild to keep to yourself? A lesson you learned that we can all heed? We want to hear from you!

SF Apartment Magazine’s quarterly column “Tales from the Corridors ” is your chance to share the funniest, craziest, or most outlandish stories from your life as a property manager or other industry professional. Whether it’s a hilarious mishap, a jaw-dropping encounter, or an unbelievable tale, we want to showcase the unique and entertaining experiences that not only amuse but also offer valuable insights to our community.

SUBMISSION GUIDELINES:

Word Count: Stories should be between 300-750 words.

Tone: Lighthearted, humorous, engaging, and informative.

Anonymity: If preferred, we can publish your story anonymously— just let us know.

How to Submit: Email your story to pam@sfaa.org with the subject line “Tales from the Corridors Submission.” Please include your name, contact information, and relevant details about your story.

San Francisco Apartment Association

Selected stories will be featured in our quarterly publication, giving you bragging rights and a chance to entertain and educate fellow housing professionals across the city.

If you have any questions, please email Pam at the above address. We can’t wait to hear from you!