SF APARTMENT magazine
ON THE UPSIDE RENTS RISE, BUYERS RETURN
September 2026 / $7.00
The trusted advisor to San Francisco Apartment Building Owners
For over 35 years.
FOR SALE NOPA
Inner Sunset
Financial District
1670 Hayes St | 8 Units
635 Ashbury St | 6 Units 201 Moraga St | 6 Units
935 Kearny St | 151 Units
JUST SOLD Central Richmond
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1721 Clement St | 5 Units
2340 Stockton St | 1 Unit
704-706 Arguello Blvd | 2 Units
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Devincenti | Lagomarsino | Dolby | Bay Area Multifamily For More Information, contact:
Brad Lagomarsino +1 415 288 7847 brad.lago@colliers.com lic. 01058500
Dustin Dolby
+1 415 288 7869 dustin.dolby@colliers.com lic. 01963487
Payam Nejad
+1 415 288 7872 payam@colliers.com lic. 01372042
Ryan O'Keefe
+1 415 288 7806 ryan.okeefe@colliers.com lic. 02122038
Adam Carosso
+1 415 288 7825 adam.carosso@colliers.com lic. 02122807
JAYGGREENBERG JAY REENBERG 35+ Years as an established and recognized leader in 35+ YEARS AN ESTABLISHED AND Sales RECOGNIZED theAS San Francisco Apartment Market LEADER IN THE SAN FRANCISCO APARTMENT SALES MARKET FOR SALE
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Marina District I 27 Units 12.46 GRM I $565 Sq. Ft. I $423K/Unit I 4.85% Cap SOMA District Mixed-Use LD
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Nopa 12 Units
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Castro 8 Units
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Exclusive Representation Considering buying, selling, or Exclusive Representation want to talk strategy? Contact me Tailored Marketing Tailored Marketing Top-of-the-Market Pricing Top-of-the-Market Pricing today for a consultation on any Your Goals AreAre My Business Your Goals My Business real estate matter.
JAY GREENBERG JAY GREENBERG Senior Director Senior Director 415.378.6755 415.378.6755
jay@jayhgreenberg.com jay@jayhgreenberg.com jayhgreenberg.com
jayhgreenberg.com Considering buying, selling, or want to talk strategy? Contact me today for aestate broker licensed by the State of California and abides by Equal Housing Opportunity DRE laws. 01049568 Compass is a real License Number 01527235. All materials presented herein is intended for informational Purposes only and is compiled from sources deemed reliable but has not been verified. Changes In price, condition, sale or withdrawal may be made without consultation on any real estate matter. notice. No statement Is made as to accuracy of any descriptions. This Is not Intended to solicit property already listed.
SF AP magazine
SF APARTMENT
contents
Features
24
Trash Talk
by PAM MCELROY
34
Leasing the Way by ALEX GOFFO
24 4 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
PARTM Columns
Membership
8
38
Raising the Roof
Rate Expectations
The News
by VARIOUS AUTHORS
Surreal Estate
by JUSTIN A. GOODMAN
14
40
Buy and Large
Power Trip
Market View by JAY H. GREENBERG
20
Tales From the Corridors by AL WONG
52
Membership Application
54
Calendar
56
Professional Services Directory
Legal Q&A
Room & Router
by VARIOUS AUTHORS
34
SF APARTMENT MAGAZINE | SEPTEMBER 2026 5
ANYONE CAN MANAGE YOUR PROPERTY. WE’D RATHER PROTECT YOUR INVESTMENT. Vertex Property Group is a team of experts - in management, leasing, maintenance, and city property regulations. So when you choose us, you get people who understand the priority:
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VERTEX PROPERTY GROUP Management ▫ Leasing ▫ Advisory 545 Francisco Street, San Francisco, CA 94133 ▫ 415.608.3050 ▫ vertexsf.com 6 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
magazine
SF APARTMENT
San Francisco Apartment Association Office 265 Ivy Street San Francisco, CA 94102 Tel 415-255-2288 Fax 415-255-1112 Email memberquestions@sfaa.org Web www.sfaa.org
SFAA Staff Executive Director Janan New
Deputy Director Vanessa Khaleel
Administrative & Technical 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
Secretary Kent Mar
SFAA Directors Eric Andresen, Oz Erickson, Craig Greenwood, Andrew Long, Craig Lipton, James Sangiacomo, Dave Wasserman
VOLUME XXXVII NUMBER 9 SEPTEMBER 2026 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 @2026 by SFAA.
SF APARTMENT MAGAZINE | SEPTEMBER 2026 7
COLUMN
Structural Inspection Rules Updated
THE NEWS
San Francisco has revised inspection requirements for exterior structural elements at apartment buildings and hotels, aligning the City’s inspection schedule more closely with state law.
Raising the Roof
San Francisco asking rents climb 18% in two years.
A
verage asking rent has climbed 18% in less than two years—to $3,728 per month, according to CoStar data and reported by The Wall Street Journal. The city’s apartment vacancy rate has fallen to approximately 3.7%, with prospective tenants competing for available units. The growth of the AI sector and increased return-to-office activity are among the factors driving demand. Exact numbers depend considerably on the source. Zumper recently reported that San Francisco’s median asking rent for a two-bedroom apartment surpassed $6,000, but an analysis by the San Francisco Chronicle found that the company’s listings skew toward newer, professionally managed properties. Apartment List, which adjusts its estimates using Census data, put the median closer to $4,400. AB 1482 Rent Cap Rises to 8.8%
A new statewide rent cap took effect August 1 for rental units covered by California’s Tenant Protection Act, commonly known as AB 1482. For rent increases taking effect between August 1, 2026, and July 31,
8 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
2027, the maximum allowable increase in San Francisco and the surrounding Bay Area counties is 8.8%, up from 6.3% during the previous twelve-month period. The same 8.8% limit applies in Alameda, Contra Costa, Marin, and San Mateo counties. AB 1482 generally limits annual rent increases for covered properties to 5% plus the applicable change in the cost of living, or 10%, whichever is lower. The regional Consumer Price Index is updated each August 1. The 8.8% figure is a ceiling, not an automatic or recommended increase, and not all rental properties are covered by AB 1482. Housing providers must also comply with any stricter local rentcontrol requirements. That distinction is especially important in San Francisco. For units subject to the San Francisco Rent Ordinance, the current annual allowable increase is 1.6% through February 28, 2027. Housing providers should determine which regulations apply to each unit and comply with notice requirements before imposing an increase.
Effective June 15, required inspections of weather-exposed decks, balconies, landings, exit corridors, stairways, guardrails, handrails and fire escapes must now generally be completed and documented with the Department of Building Inspection every six years instead of every five years. The ordinance also expands who may perform the inspections. In addition to qualified licensed general contractors, inspections may be performed by certified building inspectors or building officials, licensed architects, and civil engineers or structural engineers, subject to the qualifications specified in the Housing Code. For properties also subject to California’s exterior elevated-element inspection law, owners may adjust the timing of their San Francisco inspection affidavit to coordinate the state and local requirements. However, a property may not go more than seven years without submitting an affidavit, and the timing adjustment may be used only once per property. The changes are intended to reduce duplicative inspections, while maintaining the City’s structural-safety requirements. Inclusionary Housing Rate and Impact Fee Reductions
San Francisco has significantly reduced affordable housing requirements and development impact fees in an effort to spur new housing construction. Mayor Daniel Lurie signed the legislation July 23 following approval by the Board of Supervisors. The ordinance eliminates the Inclusionary Affordable
ALLISON CHAPLEAU
ALLISONCHAPLEAU.COM 415.516.0648 allison@allisonchapleau.com DRE#01369080
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Listed & Sold. Multiple Offers. Over Asking. San Francisco's multi-unit and commercial market is strong. Of the 23 properties Allison sold so far this year, 16 closed above list price — several drawing double-digit offers. Here's a closer look at some of the standout sales.
1701 Church Street
1865 Green Street
1027 Lincoln Way
3 Units Mixed-Use in Noe Valley $2,400,000
4 Units in Pacific Heights $2,275,000
2 Vacant Units in the Inner Sunset $2,513,000
Sold at the list price. 16 Days on the Market.
Sold Off-Market. Tenant Purchaser.
Sold $518k Above List. 7 Day Close of Escrow.
1422-1428 Grove Street
2690 Jackson Street
1231-1233 4th Avenue
9 Units in NOPA $4,775,000
Vacant Building in Pacific Heights $7,300,000
2 Vacant Units in the Inner Sunset $2,865,000
Sold $175k Above List. All Cash Offer.
Development Opportunity.
Sold $670k Above List. 10 Offers Received.
CONSIDERING SELLING A MULTI-UNIT PROPERTY? Let Allison’s experience work for you. With over 24+ years of experience selling investment properties, she can help maximize the value of your property. SF APARTMENT MAGAZINE | SEPTEMBER 2026 9 Compass Commercial | 415.516.0648 | License: 01369080 | allison@allisonchapleau.com | allisonchapleau.com
SFAA
TROPHY AWARDS SAVE THE DATE!
Mark November 12 on your calendar for the 20th anniversary of the SFAA Trophy Awards at the St. Regis Hotel San Francisco. The Trophy Awards honor the firms, employees, and properties leading San Francisco’s rental housing community. Looking for a memorable way to kick off the holiday season? Celebrate a year well done by treating your staff to an evening at the Trophy Awards. The event offers the perfect opportunity to recognize your team’s accomplishments while celebrating with other industry professionals. Purchase tickets at sfaa.org/events. A limited exclusive sponsorship is available in honor of the Trophy Awards’ 20th anniversary. For sponsorship opportunities, contact Vanessa Khaleel at vanessa@sfaa.org. And don’t forget to nominate your standout employees. The Trophy Awards are an opportunity to recognize the individuals whose hard work, professionalism, and dedication contribute to your company’s success. You can even nominate yourself—no need to be modest. Submit nominations to Stephanie Alonzo at stephanie@sfaa.org.
Housing Program requirement for projects with fewer than twenty-five units, raising the previous ten-unit threshold. For projects with twenty-five or more units, the citywide on-site affordable housing requirement drops to 5%, while the standard off-site and in-lieu fee requirement falls to 10%. Higher requirements remain in several designated neighborhoods, including the Mission. The ordinance also allows developers to dedicate land to the City as an alternative to providing affordable units or paying an inclusionary fee. The legislation also reduces most Article 4 development impact fees by 67%, and
expands opportunities to defer payment. Generally, developers may pay 15% before receiving their first construction document, and defer the remaining 85% until before the first certificate of occupancy. Importantly, some previously approved projects that have not begun construction may seek modifications allowing them to take advantage of the lower requirements. The changes are intended to improve the economics of housing development and help move stalled projects into construction. SF Property Assessment Roll Grows
San Francisco’s total assessed property value increased for the 2026–27 fiscal year, according to the Office of the Assessor-Recorder.
The City’s assessment roll reached approximately $391 billion, an increase of about 2.3% from the previous year. The roll includes residential and commercial real estate as well as taxable business property, and serves as the basis for calculating property taxes. For individual property owners, however, the citywide increase does not necessarily translate into a corresponding increase in assessed value or property taxes. Under Proposition 13, assessed values generally may increase by no more than 2% annually unless a property undergoes a change in ownership, new construction, or another reassessable event. Owners should review their annual Notice of Assessed Value carefully. Those who believe their assessed value exceeds the property’s market value may seek a reduction. San Francisco’s formal assessment appeal filing period for the 2026–27 roll runs through September 15, 2026. Assessment information and appeal instructions are available at sf.gov. Lurie Signs $16.9 Billion City Budget
Mayor Daniel Lurie signed San Francisco’s $16.9 billion budget for fiscal years 2026–27 and 2027–28 on July 30, closing
10 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
a projected $642 million two-year deficit while maintaining investments in public safety, homelessness services, and the city’s economic recovery. The budget, approved unanimously by the Board of Supervisors, continues funding for Lurie administration priorities aimed at improving street conditions and public safety, including police staffing and the City’s behavioral health and homelessness response. The spending plan also maintains investments intended to support San Francisco’s economic recovery, including downtown revitalization, permitting improvements, and efforts to attract and retain businesses. The budget arrives as the City continues to contend with federal funding reductions and longer-term fiscal pressures. Lurie’s administration said it addressed the shortfall through spending reductions and other budget adjustments while protecting core services. For housing providers, the budget’s investments in public safety, cleaner streets, homelessness response and economic development may be among its most consequential provisions, as the city works to improve neighborhood conditions and strengthen its broader recovery. 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.
Adam Filly | Exceeding Expectations
#1 Compass Commercial Agent in California Since 2019
Apartments | Mixed-Use | Commercial
JUST LISTED | 250 DOUGLASS STREET | ALFRED E. CLARKE MANSION
250 Douglass Street is a trophy generational asset. This exceptional landmark property is one of San Francisco’s most iconic multifamily buildings, offering a rare opportunity to acquire a true legacy investment. Call or email for additional information.
Adam Filly m: 415.516.9843 | adam@adamfilly.com DRE 01354775 | www.AdamFilly.com Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed.
SF APARTMENT MAGAZINE | SEPTEMBER 2026 11
RENTAL ROUNDUP HIGHLIGHTS FROM SFAA’S AUGUST MEMBERSHIP MEETING
From rent increases and rental listings to apartment sales and property-management technology, SFAA’s August Membership Meeting provided housing providers with practical guidance on legal, market, and operational issues.
LEGAL Q&A PANEL
Presented by Dave Wasserman, Wasserman Offices; David Semel, Fried, Williams & Grice Connor; Justin Goodman, Wiegel Law Group; and Shoshana Raphael, SJR Law
The legal panel addressed a range of landlord-tenant issues, including rent increases in units exempt from local rent limitations, tenant disputes, buyout agreements, unpermitted units, security deposits, and other tenancy concerns. Panelists cautioned housing providers against viewing otherwise permissible rent increases as “unlimited,” noting that San Francisco law prohibits using a rent increase to coerce a tenant to vacate. Owners considering significant increases were encouraged to document how the new rent was determined, obtain reliable market data, and consider the condition and characteristics of the occupied unit when evaluating comparable rents. Throughout the discussion, panelists emphasized careful documentation, compliance with required procedures and timelines, and consultation with counsel before taking actions that could significantly affect a tenancy.
CREATING EFFECTIVE RENTAL LISTINGS
Presented by Nikki Resch and Tara Cooley, Rentals Inc.
Leasing professionals Nikki Rush and Tara Cooley shared strategies for creating rental listings that attract qualified applicants while accurately representing the property. With San Francisco experiencing strong rental demand, panelists stressed the importance of establishing an appropriate asking rent before listing a unit. Owners should consider comparable properties, neighborhood, condition, amenities, and recent leasing activity. Setting the initial rent is particularly important for rent-controlled units because it establishes the base rent for the tenancy. Panelists also recommended providing complete and accurate information in listings, including quality photographs and video, floor plans when available, and clear descriptions of amenities and other property features. Social media can provide another way to showcase both a unit and its surrounding neighborhood.
SAN FRANCISCO APARTMENT SALES MARKET
Presented by Adam Filly, Compass Commercial Real Estate, and Matthew Sheridan, Maven Commercial
Apartment brokers Adam Filly and Matthew Sheridan described a strengthening San Francisco investment market supported by rising rents and increased optimism about the city’s economic outlook. The market has become more balanced after several years in which buyers held a clear advantage. Turnkey properties are particularly attractive given the cost and complexity of renovations and other capital improvements. Panelists said investors are once again showing strong interest in San Francisco apartment buildings, including both local buyers and investors from outside the region. Looking ahead, they expect the market to remain active, with rental growth, employment trends, interest rates, and office leasing among the important indicators to watch.
TECHNOLOGY AND PROPERTY MANAGEMENT
Presented by Keaton Harris, Structure Properties; Jaime “JD” Davila, Greystar; Serina Calhoun, Property Atlas; and Sean Forster, AppFolio
Property management and technology professionals reviewed tools that can help housing providers streamline operations, communicate with residents, monitor properties, and manage compliance. Presenters discussed digital building access and security, online applications and leases, resident portals, electronic payments, maintenance tracking, and other systems that can improve efficiency while creating better records of property activity and resident communications. Property Atlas demonstrated technology that monitors public property information and alerts owners to permits, inspections, violations, and compliance requirements. AppFolio discussed the expanding role of artificial intelligence in property management, including automating routine tasks and assisting with leasing, maintenance, and resident communications. Presenters emphasized that technology is most useful when it reduces administrative work and allows property managers to spend more time on resident service, property performance, and higher-value decision-making.
ACCESS MEETING RESOURCES
Members who were unable to attend can view the meeting recording and related resources through SFAA.
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Lic# 00656579 415.310.5787 | dan@danmcgue.com | www.danmcgue.com © 2019 Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates. All Rights Reserved. Coldwell Banker Real Estate LLC, dba Coldwell Banker Commercial Affiliates fully supports the principles of the SFare APARTMENT MAGAZINE | SEPTEMBER 2026LLC, Equal Opportunity Act. Each Office is Independently Owned and Operated. Coldwell Banker Commercial and the Coldwell Banker Commercial Logo registered service marks owned by Coldwell Banker Real Estate dba Coldwell Banker Commercial Affiliates. Each sales representative and broker is responsible for complying with any consumer disclosure laws or regulations.
13
COLUMN
MARKET VIEW
Buy and Large Written by JAY H. GR EENBERG
Buyers are back, and San Francisco apartment sales are showing it.
S
an Francisco’s apartment market continued its recovery during the second quarter of 2026, building on the momentum that began in 2025. Improved investor confidence, a strengthening local economy, expanding AI-driven employment, renewed return-to-office activity, and limited housing supply have all contributed to increased transaction activity and stronger pricing fundamentals. While the recovery remains uneven across asset classes, the data indicates that buyers have become increasingly confident in the long-term outlook for San Francisco multifamily investments. The following sections compare second-quarter 2026 metrics against prior years, and highlight trends currently shaping San Francisco’s multifamily investment market. 5–9 Units Price per Square Foot
The average price per square foot was $593 in 2020, declining to $531 in 2021 and $499 in 2022—which marked the first time since 2014 that the average fell below the $500 threshold. In 2023, pricing declined further to $462 per square foot before falling to $406 in the second quarter
14 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
of 2024. Pricing remained relatively stable at $407 per square foot in 2025. In 2026, pricing improved significantly, increasing approximately 17% to $475 per square foot. Gross Rent Multipliers (GRMs)
GRMs for the 5-9-unit sector peaked in 2018 and have generally trended downward since. The average GRM was 16.02 in 2020 before declining to 14.75 in 2021. It rebounded modestly to 15.17 in 2022, but then fell sharply to 13.08 in 2023. The downward trend continued with average GRMs of 12.17 in 2024 and 11.49 in 2025. In the second quarter of 2026, the average GRM improved to 12.15 times gross, indicating a modest recovery in investor pricing. Price per Unit
The average price per unit was $518,000 in 2020 before declining to $440,000 in 2021. Pricing recovered modestly in 2022, increasing to $453,000 per unit, but declined again in 2023 to $360,000, representing a 20% year-over-year decrease. In 2024, the average price per unit improved slightly to $370,000 before declining to $344,000 in the second quarter of 2025. In 2026, pricing rebounded significantly, increasing
16.3% to $400,000 per unit, reflecting renewed investor demand and improved market conditions. Dollar Volume
Dollar volume totaled $134 million in 2020 and $129 million in 2021. A strong rebound occurred in 2022, with total dollar volume reaching $199 million, the highest level of the past decade. In 2023, volume dropped sharply to $87 million, a 56% decrease year over year. In 2024, dollar volume recovered to $127 million before falling again to $103 million in Q2 2025. In 2026, volume rebounded significantly, increasing 75% to $181 million, demonstrating renewed investor demand and improving market conditions. Transactions
Through mid-year 2020, 41 transactions were recorded. The figure increased modestly to 47 sales in 2021. Activity accelerated in 2022 with 70 closings, marking the highest level of transaction volume since 2017. In 2023, sales activity declined significantly to 39 transactions, representing a 45% year-over-year decrease and the lowest annual total in more than a decade. The market rebounded in 2024 with 58 sales, followed by 47 transactions in Q2 2025. In 2026, transaction volume strengthened considerably, increasing 53% to 72 sales, marking the highest level of activity in 15 years. The smaller-building sector has experienced a significant rebound entering
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SF APARTMENT MAGAZINE | SEPTEMBER 2026 15
GRMs
18 16 14 12 10 8
6
5-9 Units
4
10+ Units
2 0
2022
2023
2024
2025
2026
Source: CoStar Comps
Q1
the second half of 2026. Transaction volume increased 53% year over year, while dollar volume increased 75% to its highest level in approximately 15 years. The average price per unit increased more than 16%, and Gross Rent Multipliers improved, suggesting buyers are once again willing to pay higher prices for quality assets. 10-Plus Units Price per Square Foot
The average price per square foot was $616 in 2020 before declining to $500 in 2021 and $463 in 2022. The downward trend continued in the second quarter of 2023, with the average falling to $399 per square foot, followed by a further decline to a decade low of $355 in 2024.
Price Per Sq. Ft. $600 $500 $400 $300 $200
5-9 Units 10+ Units
$100 $0
2022
2023
2024
2025
2026 Q2
Source: CoStar Comps
Gross Rent Multipliers (GRMs)
Price Per Unit
Gross Rent Multipliers (GRMs) peaked at 18.58 in 2018, representing the highest level of the decade. Since then, GRMs have experienced a steady decline, falling to 16.65 in 2020 and 14.03 in 2021.
$500,000
$400,000 $300,000 $200,000
5-9 Units 10+ Units
$100,000
2022
2023
2024
2025
2026 Q2
Source: CoStar Comps
80
Transactions
70 60
The downward trend continued in 2022, with average GRMs decreasing to 13.39, followed by a further decline to 11.39 in 2023. In 2024, GRMs stabilized slightly, increasing to 11.45, before declining again to 10.80 in the second quarter of 2025. In 2026, average GRMs decreased modestly to 10.57 times gross, reflecting continued investor sensitivity to pricing and income expectations. Price per Unit
50 40 30
YTD 5-9 Units
20
YTD 10+ Units
10 0
In Q2 2025, pricing showed early signs of recovery, increasing modestly to $364 per square foot. The recovery continued in 2026, with the average price per square foot increasing 16.75% to $424, reflecting renewed investor confidence and improving market conditions.
2022
2023
2024
Source: CoStar Comps
16 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
2025
2026 Q3
The average price per unit was $487,000 in 2020 before declining to $391,000 in 2021 and $349,000 in 2022. The downward trend continued in 2023, with the average price per unit reaching $300,000, followed by a further decline to a decade low of $248,000 in 2024.
More than 80 years of trusted property management and real estate services. MARK CAMPANA
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President & Broker
PETER CAMPANA General Manager
415.621.1900
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2120 Market Street, Suite 105 | San Francisco, CA 94114 | anchorealtyinc.com SF APARTMENT MAGAZINE | SEPTEMBER 2026 17
In the second quarter of 2025, pricing showed signs of recovery, increasing to $306,000 per unit, representing a 23% year-over-year increase. However, in 2026, the market gave back the prior year’s gains, with the average price per unit declining 5.5% to $289,000.
consists of 10-plus-unit properties, and these assets are trading at value indicators below averages. While sales activity in the downtown corridor is robust, the pricing metrics of this subdistrict are keeping value indicators flat for the sector.
Dollar Volume
The data sources for these reported numbers are Jay Greenberg, Vitaly Rutus, San Francisco Multiple Listing Service, and Costar Comps.
Dollar volume totaled $304 million in 2020 before declining to $196 million in 2021. Activity rebounded in 2022, reaching $285 million in sales volume, but declined sharply in 2023 to $97 million. The slowdown continued in 2024, with dollar volume falling to a decade low of $70 million. The market showed a strong recovery in the first half of 2025, with $156 million in transaction volume, representing a 124% increase year over year. Similar to transaction activity, the recovery accelerated significantly in 2026, with $402 million in sales volume, a 156% year-over-year increase and the highest annual dollar volume recorded in the past 15 years.
My Two Cents
The sales dynamics have shifted meaningfully as we enter the second half of 2026. Overall, the market has transitioned in A and B locations from a buyers’ market to a sellers’ market. The clearest evidence of this shift is transaction activity. In the 10-plus-unit sector, transaction volume increased 222% year over year and dollar volume increased 156%. In the 5-9-unit sector, transaction volume increased 53% year over year and dollar volume increased 75% to its highest level in approximately 15 years.
Transactions
Pricing indicators remain somewhat mixed, particularly among larger buildings. In the 5-9-unit sector, however, the average price per unit increased more than 16%, and Gross Rent Multipliers improved, suggesting buyers are once again willing to pay higher prices for quality assets.
By the second quarter of 2025, transaction volume showed early signs of recovery, with 22 closings recorded through mid-year. The recovery accelerated in 2026, with 71 closings through Q2, representing a 222% year-over-year increase and a significant rebound in investor activity.
San Francisco’s economic recovery continues to gain momentum, led by the rapid expansion of the artificial intelligence (AI) sector. While hiring has moderated among many traditional technology companies, AI firms are aggressively adding highly compensated engineers, researchers, and product specialists. AI-related companies now account for an estimated 30% to 35% of office leasing activity in San Francisco.
There were 31 closings in 2020, followed by 34 transactions in 2021 and 32 sales in 2022. Market activity declined in 2023, with closings falling to 22, and continued to soften in 2024, reaching 18 transactions, the lowest level in more than a decade.
For the 10-plus-unit sector, the strongest performance for the first half of 2026 came from sales activity: transaction volume increased 222% year over year and dollar volume increased 156%. The larger-building market, however, remains more selective. Most of the housing stock in the downtown corridor
Unlike the remote-work trends of recent years, many AI companies have adopted an in-office culture, increasing demand for housing in the city and supporting apartment demand in the city’s core neighborhoods.
18 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
The city’s broader recovery is also being fueled by renewed venture capital investment, return-to-office policies, record tourism, and ongoing public and private investment in downtown revitalization. Combined with San Francisco’s limited housing supply, these factors are creating favorable supply-and-demand fundamentals for multifamily housing. As high-income workers continue to return to the city and economic activity expands, apartment owners should benefit from improving occupancy levels, continued rent growth, and renewed investor confidence in the San Francisco multifamily market. If you’d like to discuss how current trends may affect your property, or if you’re considering buying, selling, or want to talk strategy—feel free to reach out to me directly at jay@jayhgreenberg.com. I’m here as a resource and sounding board, and I’d be happy to connect.
SF APARTMENT MAGAZINE | SEPTEMBER 2026 19
COLUMN
LEGAL Q&A
Room & Router written by VA R IOUS AUTHORS
through some hoops, in the end, the
tenant will probably be able to move New roommates and new internet the roommate in. providers come with rules landlords —Michael L. Moore II need to know. Q. My building provides internet service to all apartments and Q. A tenant has asked to one-bedroom, four per two-bedroom,
add a roommate who is not on the lease. Am I required to approve the new occupant? Can I screen them or require them to sign an agreement? And what happens if the original tenant later moves out?
A.
San Francisco subletting laws are very favorable to tenants. Whether landlord approval is even required for a tenant to move in a roommate depends on the lease provisions. If the lease does not expressly prohibit or limit subletting, then the tenant may add the roommate without even seeking landlord approval. This is common, for instance, when the rental agreement is oral because there is no provision prohibiting subletting. If the lease prohibits or requires the landlord’s consent to sublet, then the tenant must seek landlord permission to move in a roommate in writing. The landlord has fourteen days thereafter to respond. If the landlord misses that deadline, then the request is automatically approved. The landlord cannot unreasonably refuse the tenant’s request. In general, consent can’t be refused so long as the number of occupants in the unit doesn’t exceed occupancy limits, and the original tenant will continue living there. Occupancy limits are generally two people per studio, three per
20 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
six per three-bedroom, and so forth.
A landlord can’t even perform a standard credit check on a proposed roommate unless the landlord will make that person responsible to pay rent. In most circumstances, vetting and credit checks on proposed roommates are not advisable because the roommate would then likely acquire rent control rights as if an original tenant. This could adversely impact future rent increase rights. The landlord should consult with an attorney regarding these consequences. If the tenant moved the roommate in without asking and the rental agreement prohibits this, then the landlord must give the tenant a 10-day notice to cure. The tenant may then submit the written request within ten days, and the landlord cannot unreasonably refuse the request. Landlords should also be mindful, in general, about any potential assertion from a current tenant that they have knowledge of a roommate; it is possible to consent to a new occupant and waive the landlord’s ability to object to their presence by conduct rather than in writing. Consult an attorney if this possibility is cause for concern. Responding to roommate requests can be tricky. Just know that the laws favor adding roommates, and that even though a tenant may have to jump
includes the cost as a monthly charge. A tenant says she wants to use a different provider and stop paying for the building’s service. Do I have to allow this election, even if the internet charge is included in the operative lease agreement?
A.
Yes, you must adhere to this choice. Both local and state laws grant tenants the right to choose their own internet service. Effective January 1, 2026, California Assembly Bill 1414 requires housing providers to allow residents to opt out of mandatory prepackaged internet, cellular, or satellite service subscriptions. This legislation covers all residential tenancies that begin, renew, or continue on a monthto-month basis on or after January 1, 2026. While bulk billing arrangements are still permitted, housing providers must offer an opt-out option. Tenants electing to cancel the building’s bulk service may deduct the cost of the unwanted third-party subscription from their rent, and owners are prohibited from retaliating against tenants who say “no” to the building’s designated service provider. AB 1414 is codified in Civil Code section 1942.8 and reads, in relevant part, as follows: “For any residential tenancy commenced, renewed, or continuing on a month-to-month
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or other periodic basis, on or after January 1, 2026, a landlord or their agent shall allow the tenant to opt out of paying for any subscription from a third-party internet service provider, such as through a bulkbilling arrangement, to provide service for wired internet, cellular, or satellite service that is offered in connection with the tenancy. … A landlord or their agent shall not retaliate against a tenant for exercising the tenant’s rights under this [law]… If the landlord… violates [this law], the tenant may deduct the cost of the subscription to the third-party internet service provider from their rent…”.
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Please also remember that since 2016, San Francisco tenants in buildings with four or more units have the right to choose their own internet service provider (ISP) under Article 52 of the SF Police Code. Under this now decade-old law, a building owner cannot stop an ISP from accessing the building to install hardware. That said, a property owner may require the ISP to “conform to such reasonable conditions as the property owner deems necessary to protect the safety, functioning, and appearance of the property…” In addition, as a condition to install the ISP equipment, the owner may: i) require the ISP to provide a certificate of insurance evidencing coverage generally mandated by the owner for contractors performing comparable work on the property; ii) require the installers to be properly licensed; iii) require that all necessary permits be obtained to perform the installation work; iv) require the ISP to install and pay for any necessary electrical service to operate the equipment; and v) require the ISP to remove the equipment and to restore the impacted areas of the property to its pre-installation condition when the equipment is no longer needed. Ignoring this law may invite serious consequences, such as a civil lawsuit by the impacted tenants, the ISP, and/or the City Attorney.
Legal Q&A… continued on Page 64
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We don’t simply market properties. We structure competition between qualified buyers so that each offer is sharpened against the others. This is how the highest prices are achieved, and how records get set, often in the most challenging market conditions.
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Coldwell Banker Commercial Realty 2001 Van Ness Avenue, Suite 300 | San Francisco, CA 94109 ©2026 Coldwell Banker. All Rights Reserved. Coldwell Banker Commercial® and the Coldwell Banker Commercial logo are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company APARTMENT MAGAZINE | is already listed by another 2026broker. owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. Not intended as a solicitation if your property
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SEPTEMBER
23
TRASH TALK Written by PA M MCELROY
24 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
A DEAD BATTERY MAY NOT BE AS DEAD AS IT LOOKS.
Recology is warning San Franciscans to keep batteries, products containing lithium-ion batteries, and compressed gas cylinders out of trash and recycling bins. For apartment owners and managers, the warning is particularly relevant: With dozens—or hundreds—of residents sharing a waste area, it only takes one improperly discarded item to create a potentially dangerous situation. “A single improperly discarded battery, when compacted in a refuse collection truck or recycling facility, can ignite a fire putting both drivers and recycling workers at risk,” Recology warned in a recent press release. And the problem is growing. Rechargeable batteries are now tucked inside an enormous range of everyday products. Phones and laptops may be obvious, but lithium-ion batteries also power electric toothbrushes, cordless vacuums, power tools, lawn equipment, toys, e-bikes and countless other devices. When one of those products reaches the end of its useful life, tossing the entire thing into a trash or recycling bin may seem harmless.
Batteries and compressed gas cylinders can turn an ordinary trash run into a serious fire hazard.
It isn’t.
SF APARTMENT MAGAZINE | SEPTEMBER 2026 25
MULTIFAMILY
SOLD/2026
COMMERCIAL
SOLD/2026
447 GREEN ST | $2.115M TELEGRAPH HILL 5 FLATS
MULTIFAMILY
SOLD/2026
250 POST ST
UNION SQUARE 38,475 SF
42 WAYNE ST | $1.79M
NORTH BEACH / CHINATOWN 3 FLATS
MULTIFAMILY
SOLD/2026
COMMERCIAL
SOLD/2026
MULTIFAMILY
SOLD/2026
860 BUSH ST | $5.46M 38 UNITS | NOB HILL
3104 SACRAMENTO ST | $3.1M 12 UNITS | PRESIDIO HEIGHTS
2035-2047 FILLMORE ST | $8.6M PACIFIC HEIGHTS
WHERE WE'VE BEEN MULTIFAMILY
SOLD/2026
MIXED -USE
SOLD/2026
750 VALLEJO ST | $3.0M NORTH BEACH 2 RETAIL | 1 APT | 32 SROS
MULTIFAMILY
SOLD/2026
2418 VAN NESS | $4.13M 11 UNITS | RUSSIAN HILL
26 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
1043 FELL ST | $3.85M
9 UNITS | ALAMO SQUARE
MULTIFAMILY
SOLD/2026
1119 WEBSTER ST | $1.825M 4 UNITS | WESTERN ADDITION
MULTIFAMILY
SOLD/2026
390 GRAND AVE
14 UNITS | OAKLAND
AVAILABLE
MULITFAMILY
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1901 TURK ST | $4.85M
NOPA 6 STUDIOS + 6 ONE-BEDROOMS
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387 TEHAMA ST | $9.95M
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OAKLAND SINGLE FAMILY
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WHERE WE'RE GOING
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4 6 6 G R E E N S T R E E T, S U I T E 2 0 3 | S A N F R A N C I S C O , C A 9 4 1 3 3 SF | APARTMENT W W W. MMAGAZINE AV E N P| RSEPTEMBER O P E R T I E2026 S . C 27 OM
KEEP YOUR BINS SAFE
A few simple steps can help prevent battery and compressed-gas fires at your property.
REQUEST A BATTERY BUCKET. Recology provides San Francisco apartment buildings with orange buckets for collecting household batteries, along with resident signage and free pickup. MAKE DISPOSAL CLEAR. Remind residents that batteries never belong in the black, blue, or green bins. DON’T FORGET EMBEDDED BATTERIES. Electric toothbrushes, power tools and other rechargeable devices require special disposal, too. FLAG COMPRESSED CYLINDERS. Propane, butane, helium, and nitrous oxide cylinders should never go in building refuse bins—even when empty. REMIND RESIDENTS REGULARLY. Include disposal instructions in move-in materials, waste-room signage, and occasional building communications. Direct residents to SFRecycles.org or recolog y.com for current disposal and drop-off information.
Small Battery, Big Problem
Batteries can retain energy even when they can no longer effectively power a device. If a battery is punctured, crushed, or damaged, that remaining energy can be released or a chemical reaction can begin, potentially generating enough heat to start a fire. That makes the ordinary mechanics of garbage collection particularly problematic. Refuse trucks routinely compact their loads, while recycling facilities use machinery to move, sort and process enormous quantities of material. A battery that looks innocuous sitting at the bottom of a bin can become dangerous when subjected to pressure or damaged by processing equipment.
in products, making it less obvious to consumers that they are disposing of a battery at all. For housing providers, that means a successful battery-recycling strategy needs to account for both kinds. Keep Them Out of All Three Bins
The simplest rule is also the most important: Batteries do not belong in the black, blue, or green bins. That includes ordinary alkaline household batteries as well as rechargeable and lithium batteries. Recology similarly instructs customers that electronic and universal waste, including batteries, should never be placed in any of its three carts. San Francisco does, however, offer several alternatives. For residential customers using individual landfill carts, normal household batteries can be placed inside a tightly sealed clear plastic bag and set on top of the closed landfill bin—not inside it. Lithium battery terminals and the sides of disk batteries should be taped to reduce the risk of accidental fires. The batteries are then collected separately from the regular refuse. Apartment buildings have another option that may be even more useful: the orange battery bucket. Property managers can request a battery bucket from Recology for placement in a shared location at the building. Recology provides the bucket along with an informational poster and postcards that managers can distribute to residents. Once the bucket is full, anyone can call the number printed on it to arrange a free pickup. For owners and managers, that makes battery disposal one of those rare building-management problems with a relatively straightforward intervention. Giving residents an obvious, convenient alternative to the trash chute or garbage room can help prevent improper disposal before it happens.
“While batteries may appear dead, they can still retain energy,” Recology’s press release explained. “If crushed, batteries can release energy or initiate a chemical reaction that can trigger a fire.”
Placement matters. A battery bucket that residents routinely see near the building’s waste area or another appropriate common area serves as both a collection point and a reminder that batteries require special handling.
California waste officials say this is far from a hypothetical risk. CalRecycle estimates that 7,294 tons of batteries are improperly disposed of in California landfills each year, and identifies batteries as the leading cause of fires at the state’s waste facilities. Those fires put workers and the public at risk, and can cause millions of dollars in damage.
Managers may also want to periodically remind residents what belongs there, particularly as rechargeable devices become more common.
The problem has become more urgent as lithium-ion batteries have proliferated. Unlike the familiar AA or AAA battery sitting loose in a kitchen drawer, many newer batteries are embedded
28 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
When the Battery Won’t Come Out
A growing challenge is that the battery itself may not be readily removable. An old electric toothbrush is a good example. A resident may recognize that loose batteries require special disposal, but might
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reasonably assume that a broken toothbrush belongs in the trash because the battery is sealed inside it. The same problem applies to many small electronics and rechargeable household products. Those items shouldn’t go into the bin either. Customers disposing of power tools, electric toothbrushes, and other products containing embedded batteries can bring them to the Public Reuse and Recycling Area at the Recology San Francisco Transfer Station for appropriate handling. The transfer station also accepts small electronic devices at no charge. Residents have additional battery drop-off options throughout San Francisco, including Walgreens locations and many hardware stores. Households and businesses may also bring up to five gallons of batteries per month to the public disposal area at the San Francisco Transfer Station for free. The takeaway for residents doesn’t need to be complicated: If it contains a battery and you aren’t sure where it goes, don’t put it in a building’s refuse bins. Cylinders Under Pressure
Batteries aren’t the only small items capable of causing an outsized problem. Compressed gas cylinders should also never be placed in trash or recycling bins. That includes cylinders containing propane, butane, helium and nitrous oxide. Like batteries, cylinders may be crushed during normal waste collection and processing. But instead of a damaged battery starting a fire, a pressurized cylinder can rupture or explode, potentially injuring workers and damaging equipment. The issue can be easy to overlook in an apartment building. A tenant returning from a camping trip may have a small propane canister to discard. Another may have a helium cylinder left over from a party. A cylinder that feels empty may look like nothing more than recyclable metal. It still does not belong in the recycling bin. San Francisco residents can bring household hazardous waste to Recology’s Household Hazardous Waste Facility at 501 Tunnel Avenue. Recology also offers residential household hazardouswaste pickup under certain circumstances. The original warning specifically advises that empty and nonempty propane, butane and helium cylinders up to five gallons, as well as empty nitrous oxide cylinders, can be taken to the Household Hazardous Waste Facility for appropriate disposal.
For apartment managers, adding compressed cylinders to waste-room signage or periodic resident reminders may help address an item residents otherwise might not realize requires special handling. A Bigger Battery Problem
California is also considering how to deal with a newer generation of batteries that falls between the familiar household battery and the much larger batteries found in electric cars. Senate Bill 501, authored by Senator Ben Allen, would expand California’s existing battery stewardship system to cover what the legislation calls “medium format batteries.” Under the current version of the bill, that category generally includes rechargeable batteries above 11 pounds or 300 watt-hours, up to specified limits of 25 pounds and 2,000 watt-hours. That matters because batteries in products such as e-bikes and outdoor power equipment can be too large for conventional household battery programs, leaving consumers with fewer convenient options when the batteries reach the end of their useful lives. SB 501 would bring those batteries into the state’s existing producer-responsibility framework, requiring producers or stewardship organizations to provide collection and recycling infrastructure. The proposal passed the state Senate 30-10 and on June 29 cleared the Assembly Natural Resources Committee on a 10-2 vote. It was then referred to the Assembly Appropriations Committee. The measure is particularly relevant to apartment housing because e-bikes and other rechargeable mobility devices have become increasingly common in dense urban environments. More batteries in buildings ultimately means more batteries reaching the end of their useful lives—and a greater need for clear disposal options. Make the Right Choice the Easy Choice
Apartment owners cannot inspect every bag of trash residents throw away, nor should managing battery disposal require policing every garbage bin. But housing providers are well-positioned to make safe disposal easier. An orange battery bucket, clearly visible signage, and occasional resident reminders can eliminate some of the uncertainty about what to do with a dead household battery. Managers can also make sure residents understand that products with embedded batteries require special handling and that Trash Talk… continued on Page 52
30 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
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SF APARTMENT MAGAZINE | SEPTEMBER 2026 31
SOLD
Downtown | 63 Units | $8,025,000
FOR SALE
Nob Hill | 9 Units | $2,750,000
FOR SALE
In association with Gino Franco
FOR SALE
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Russian Hill | 5 Units | $2,500,000 In association with Phil Batlin
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In association with William Meyer & Gino Franco
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SOLD
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SOLD
Downtown | 69 Units | $9,225,000
In association with Phil Batlin
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TO ACCESS THE INVESTMENT MARKET, CONTACT THE MARKET LEADER CLINTON TEXTOR
SANFORD SKEIE
Senior Managing Director Investments National Multi Housing Group (415) 625-2157 Clinton.Textor@marcusmillichap.com License: CA: 01318639
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SF APARTMENT MAGAZINE | SEPTEMBER 2026 33 Offices Throughout the U.S. and Canada
Leasing the Way
Written by A LEX GOFFO
How rental agents became an essential link between San Francisco owners, renters, and a changing market.
Before COVID-19, many San Francisco property owners handled rental listings themselves. They posted an advertisement, scheduled a few showings, and often secured a tenant without professional assistance. In a city with limited housing supply and consistently strong demand, the apartment itself usually did most of the work. The pandemic changed that model. As renters left the city, vacancies increased, concessions became common, and owners could no longer assume that every available unit would rent quickly. Apartments had to be priced accurately, marketed professionally, and positioned against growing competition. During this period, many owners turned to real estate agents for help. Now that San Francisco’s rental market has strengthened, those owners are not returning to the old system. Instead, agents have become increasingly central to the leasing process. Today, more rental listings are being professionally represented by agents who handle pricing, photography, advertising, showings, applicant communication, and lease coordination. What was once viewed as an optional service is increasingly treated as an important part of protecting a property’s income and long-term value. The Return of Rental Demand
In May 2025, my colleague Jackson Salamunovich and I examined the early stages of San Francisco’s rental recovery in our SF Apartment Magazine article, “Suite Spot.”
34 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
The article highlighted the return of workers to offices, rising renter demand, and renewed interest in neighborhoods near employment centers, transportation, and city amenities. At the time, the market was beginning to show clear signs of recovery after several uncertain years. As companies increased office attendance requirements, more employees needed to live within a reasonable commute. San Francisco also began benefiting from renewed growth in technology, artificial intelligence, and other professional industries. This brought new renters into the city while encouraging some former residents to return. By May 2025, rents were rising, and well-positioned apartments were receiving stronger interest. The market had reached a turning point. However, the recovery did not recreate the rental market that existed before COVID. Renters had become more selective, owners had become more strategic, and agents had established a much larger role. Why Owners Are Using Agents
One of the lessons owners learned during the pandemic was that demand alone does not guarantee a successful lease. An apartment can be attractive and still be priced too high. A renovated unit can sit vacant if the photographs are poor or the listing fails to communicate its strongest features. A property can receive many inquiries but produce few qualified applicants.
SF APARTMENT MAGAZINE | SEPTEMBER 2026 35
WHEN IS A LEASING AGENT WORTH IT? Not every vacancy requires professional representation. But certain situations can make an experienced rental agent particularly valuable. Consider using an agent when:
The unit has been sitting vacant. If inquiries or
applications are limited, an agent can assess whether pricing, presentation, or positioning is the problem.
You’re unsure about the asking rent. Pricing too
high can extend vacancy; pricing too low can leave income on the table. Agents can compare current competing listings and renter response.
Vacancy is expensive. Losing several weeks of rent can cost an owner more than accepting a slightly lower monthly price from the beginning. This reality has made accurate pricing and professional presentation more valuable. Rental agents now do much more than open doors. They analyze competing inventory, monitor renter response, and advise owners on pricing, timing, and property improvements. They coordinate marketing, conduct showings, answer applicant questions, and help manage the screening and leasing process. In many ways, professional leasing has begun to resemble asset management. The lease signed today can affect a property’s income, future rent potential, and eventual resale value. For owners of multifamily buildings, each vacancy is now viewed as a strategic event rather than a simple administrative task.
The property needs stronger marketing. Pro-
More Complicated Rental Processes
You don’t have time for showings. Coordinating
Renters expect quick communication, accurate information, strong photography, and in some cases, video tours. Many begin their housing search before arriving in San Francisco, and compare properties across multiple neighborhoods.
fessional photography, listing copy, video tours, and broader exposure can help a unit stand out.
inquiries, appointments, follow-ups, and applications can become a substantial workload.
You’re leasing a distinctive or higher-priced unit. Unique properties may require more targeted marketing and careful positioning.
You manage from out of town. Having someone
local to handle showings and applicant communication can simplify the process.
You want help navigating the process. An experienced agent can help organize applications, disclosures, and lease coordination while keeping current fair housing and screening requirements in mind.
BEFORE HIRING AN AGENT, ASK: • How many rentals have you leased recently? • Which neighborhoods and property types do you specialize in? • How will you determine the asking rent? • Where and how will you market the property?
The apartment leasing process has also become more complex.
Owners must also navigate screening requirements, fair housing rules, disclosures, and local regulations. Even experienced landlords can struggle to keep up with the changing legal environment. As a result, owners increasingly rely on agents who understand both the market and the leasing process. Agents can provide consistency, organization, and a layer of separation between owners and applicants. In other words, agents often function as the practical connection between rental supply and renter demand. Agents as Market Gatekeepers
The growing influence of rental agents raises an important question: does professional representation make the market more efficient, or does it simply make it more competitive?
• Who handles showings and applicant communication?
For owners, professional marketing can reduce vacancies, attract stronger applicants, and help achieve the best possible rent.
• How do you handle screening and applications?
For renters, a knowledgeable agent can provide clearer information, organized showings, and a more predictable application process.
• What services are included in your fee? • How and when is your fee paid?
Leasing the Way… continued on Page 48
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COLUMN
SURREAL ESTATE
Rate Expectations written by J USTIN A. GOODM A N
Why rent increases and security deposit interest rates don’t—and shouldn’t—move in lockstep.
S
an Francisco housing providers can take on many roles: landlord, neighbor, social worker, friend, confidant… banker? As jacks of all trades, you’re expected to be consummate property managers and accountants, not only tracking cash flow and expenses but also calculating interest rates and commercial loan rates, just for the privilege of enjoying the basic rights of landlords—namely, collecting a security deposit and then starting to charge rent. These two transactions require you to track two key rates every year: the “annual allowable increase” for rent and the “interest on deposit” rate for deposits. You might notice that this year, you have to pay 4.2% on the security deposit, but you only get to increase the rent 1.6%. At first blush, this reads like the City is playing favorites: “The rate enjoyed by tenants is higher than the rate enjoyed by landlords.” And if the net burden is borne by the landlords, this scheme would be inherently unfair. In fact, while the allocation of these burdens in rent increase limitations and security deposit interest could be a bit more balanced, the concepts really are “apples and oranges.” Let’s start with rent control: in an effort to stabilize housing, San Francisco first fixes the initial rental rate for the unit (the “base rent”) and then limits
38 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
the annual rate of increase to sixty percent of the change in the Consumer Price Index for the San FranciscoOakland Metropolitan Area in the previous year. Why only sixty percent? Doesn’t that mean rental rates shrink against inflation? Not really. The Consumer Price Index is generated from a “market basket” of goods and services, among which “housing” is the biggest component—about 40%. Allowing a 100% passthrough of CPI would theoretically maintain a rental rate in real dollars, but it would arguably create a self-reinforcing increase in housing costs for rent-controlled San Francisco tenants, compared to what the regulation is actually trying to achieve for them. But “rent-controlled rental rates” are a subset of housing costs generally. So, these tenants are already insulated from the actual rise in housing costs before that rate of increase is measured, published, reduced, and applied back to that subset. Of course, the standard for constitutional rent control ordinances is not “are rates of increase completely in line with inflation” but rather “is its effect confiscatory or not.” This rate control—diminished though it may have been—survived legal challenge in the early days of rent control.
Security deposit interest is a different creature. Commencing in 1983, San Francisco required landlords to pay 5% interest on these deposits. While this might seem quite high, first, consider that unlike rent, which is the landlord’s money, a security deposit is the tenant’s money (merely held by the landlord as a safeguard for certain defaults). And, for the first two decades of this regulation, interest rates were generally well over 5%, so an invested deposit was actually a potential source of profit for the landlord (not a profit center for the tenant). Over the years, however, interest rates trended lower. In 1999, Santa Monica implemented an “interest on deposit” ordinance requiring that the landlord pay a rate of 3% (for a particular period at issue) to the tenant. Landlords sued to challenge the law on the basis that market interest rates were lower, and they were forced to pay out of pocket to their tenants. Only a few months after the Court of Appeal concluded that the Santa Monica ordinance stated a takings claim, another San Francisco landlord association—the Small Property Owners of San Francisco—took aim at the City’s 5% ordinance. The Court of Appeal found the San Francisco ordinance distinguishable from the Santa Monica challenge. While the landlords were required to pay more than the market interest rate during the period that was the subject of the challenge, the historic interest rates often allowed the landlord to profit. For that matter, Surreal Estate… continued on Page 46
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COLUMN
TALES FROM THE CORRIDORS
Power Trip written by AL WONG
A landlord’s $42,000 lesson in the promises and pitfalls of electrification incentives. I’ve been an SFAA member for a long time, and I don’t say this lightly: Pam McElroy’s April piece on electrification, “Power Play,” is one of the more useful things I’ve read in this magazine in years. The idea that small multifamily buildings can get off gas without a panel upgrade—that it’s about smarter equipment selection rather than bruteforce electrical capacity—is exactly right. I’ve lived it. But I’ve also lived the parts of this story that don’t fit neatly into a magazine sidebar, and that’s what this column is for. Two years ago, I received notice that State Farm was no longer offering insurance for buildings of three or more units. On top of the task of finding a new carrier for a portfolio of multifamily buildings, one of them had problematic Federal Pacific Stab-Lok panels—the ones UL delisted because they’re a known fire hazard. That single problem forced my hand. I wasn’t chasing a climate goal. I was chasing an insurance policy. But replacing a main panel and sub-panels is expensive, requires pulling permits, and on its own doesn’t add any value for the tenants. That’s when I realized it was an opportunity to bundle in upgrades tenants actually value—double-pane windows, EV charging—and get the electrical infrastructure overhauled at the same time. For me, the answer turned out to be a $44,500 rebate check from BAMBE— the Bay Area Multifamily Building
40 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
Enhancements program—covering heat pump water heaters, full-building Title 24 double-pane windows, the electrical infrastructure work I was already doing, EV charging, and 1.28-gallon toilets. That’s a real number, and it’s real money that made a project I was doing anyway substantially cheaper. I want to be clear about that, because the rest of this column is going to sound like a complaint department, and I don’t want anyone to walk away thinking the incentives aren’t worth pursuing. They are. But nobody tells you what pursuing them actually feels like. The Stacking Game
What the article didn’t get into—understandably, since it’s a different topic—is that BAMBE is not the only program in play. After I attended my first seminar on the rebate landscape, I nicknamed the whole situation “an alphabet soup gold rush.” On this same project, I also applied for and was granted rebates through CIC (Communities in Charge, run through the California Energy Commission), MCE (Marin Clean Energy), and Tech Clean California’s multifamily track. Four programs, four applications, four sets of paperwork, four sets of rules about what counts as an eligible measure, and four different ideas about what documentation satisfies them. Now multiply that by a portfolio: I ended up applying for rebates on other buildings too, because they had their
own problematic panels—Zinsco, Bulldog, and Federal Pacific among them. Nobody hands you a master spreadsheet that reconciles these programs against each other. You build that spreadsheet yourself, through trial and error, usually after a rebate reservation nearly lapses because you didn’t know two agencies wanted the same invoice formatted two different ways. If there’s one piece of advice I’d give an owner starting this process, it’s this: Don’t assume any two rebate programs talk to each other, and don’t assume the person answering the phone at any given program fully understands their own rules. When the rep is an outside consultant, sometimes they don’t even have access to your full file. Which brings me to the story that actually cost me money. The $42,000 Lesson
On a separate five-unit building in the East Bay, I qualified for and was awarded a CIC rebate of roughly $42,000 tied to EV charging infrastructure. I lost it. Not because the equipment wasn’t installed, and not because I didn’t meet the technical requirements—but because of prevailing wage. Here’s the wrinkle: CIC covers materials only, not labor, for EV charging equipment. On the application, we were asked whether the chargers would be available to the public or restricted to private, tenant-only use. We answered honestly: private use only. Based on that, we assumed— reasonably, I thought—that we were a private project and prevailing wage didn’t apply.
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When I tried to confirm this directly with the program, I never got a straight answer from staff. I was routed to one of their outside consultants, who told me, in essence, that they didn’t know either, and to check with the DIR (Department of Industrial Relations). That’s the answer I was given by the people I was told to rely on. It turned out, after the fact, that the real rule is broader and less intuitive than anything in the application: if a project receives money from a public funding source, it automatically becomes a public works project for prevailing wage purposes, regardless of whether the end use is private. Tenant-only chargers in a private garage are still public works, because the money came from a public program. Had someone told me that on day one, I would have structured the labor contracts differently and likely still qualified. Instead, I found out after the equipment was installed, and the rebate evaporated. If you’re pursuing any rebate program that touches EV charging, ask the prevailing wage question explicitly, and don’t accept “we’re not sure” from a consultant as an answer you can build a project plan around. Also be aware that paying prevailing wage significantly increases project cost: one requirement is that an apprentice be present at all times, and the installers must pass an EVITP training course, which you’ll also be paying for. The 120-Volt Promise
The article’s section on 120-volt appliances—the idea that new equipment is making electrification easier without triggering 240-volt service upgrades—is directionally right, but I’d push back a little on the timeline. None of the contractors who gave me estimates recommended 120V heat pumps for water heating or space heating. Right now, I’d count exactly one 120-volt product worth taking seriously: Copper’s 120V induction range, a Berkeley VC-backed startup slowly reaching wider availability. On EV charging, I’ve taken a different route: Moon Five Technologies’ 240V smart charging system uses intelligent load management to sidestep the infrastructure upgrades a conventional charger
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would need. I’m deploying twenty-plus units, free, across three East Bay properties, funded by a CEC climate grant covering up to 500 chargers—and it opens a potential revenue stream. Owners in the East Bay, Peninsula, San Francisco, or Marin may want to check if they qualify. Beyond the induction range, the 120-volt heat pump water heaters and mini-splits on the market today are, in my experience, still noticeably behind their 240-volt counterparts in capacity and reliability. They exist. They work. But “works” and “works as well as the incumbent” are different claims, and owners should go in with that expectation. Bottom Line
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None of this is an argument against electrifying. My insurance company forced my hand, the rebates genuinely help if you’re willing to take on an overall upgrade, and I’d do it again. But “Power Play” tells the story of what electrification can look like when the system works the way it’s designed to. My experience is that the system does work—eventually, with real money at the end of it—but only if you’re willing to be your own project manager across four bureaucracies, verify every answer you get in writing, and assume that “private use” doesn’t mean what you think it means the moment public money touches your project. I’ve got two years of this now, and I’m happy to keep sharing it if it saves the next owner a $42,000 surprise. Al Wong is a longtime multifamily owner and SFAA member.
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Surreal Estate… continued from Page 38
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they were permitted to do anything they wanted with the funds, not sequester them in a particular kind of account. However, even as the 5% fixed deposit interest was surviving the challenge, San Francisco changed the basis for calculating interest, from a fixed percentage to “the Federal Reserve 6-Month Certificate of Deposit Rate. This initially tracked more closely the amount that landlords might receive in a bank account and, therefore, mitigated the variability of the disparity between market interest rates and a fixed 5%. Then, following the bank crisis leading to the Great Recession and the Fed’s quantitative easing programs, CDs were producing nearly zero interest (and therefore tenants were receiving nearly zero interest on deposits). San Francisco therefore switched to a rate based on the FED’s 90-Day AA Financial Commercial Paper Interest Rate, which indexes the rate paid by companies for premiumrated debt. This remains the methodology in use today. So, is it fair that the rate for interest on deposit is higher than the rate for rent increases? Well, that’s not really the right question: They aren’t meant to be in parity, and they reflect different policies. San Francisco seeks to suppress rental rate increases for its renters to the smallest amount that will survive legal challenge. Other “fair rate of return” considerations (like passthroughs for capital improvements or operating and maintenance cost increases) are addressed in different regulations. By contrast, deposits are tenants’ funds, and maybe it would be unfair for landlords to retain the benefits of the capital over the years. Security deposits merely serve to secure obligations. And unlike rent increases, the increases do not “compound” (you don’t have to pay interest on past interest), and you can at least use the interest portion to secure certain obligations, like the tenant portion of the Rent
KNOW YOUR RATES San Francisco housing providers must keep track of two important annual rates. Here’s what each one means and how it’s calculated.
ANNUAL ALLOWABLE RENT INCREASE 1.6%
The maximum annual increase for qualifying rent-controlled units for the current period.
SECURITY DEPOSIT INTEREST 4.2%
The annual interest rate owed on qualifying security deposits.
WHY THE DIFFERENCE? The rent increase is tied to 60% of the change in the local Consumer Price Index (CPI), while deposit interest is tied to a Federal Reserve commercial paper rate. They measure different things and serve different purposes.
Board fee (which you can offset against payment). The rates are different (but there’s no reason they must be the same), and it’s no more or less fair than rent control regulations generally. The information in this article is general in nature. Consult with a professional regarding your specific situation. Justin A. Goodman is a regular contributor to SFAA panels and events, the forms committee, and this magazine. His practice focuses on San Francisco residential landlord-tenant law. You can find him at the Wiegel Law Group (Justin@ WiegelLawGroup.com; 415-552-8230.)
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 Linkedin • Call SFAA at 415-255-2288 • Visit SFAA at 265 Ivy St.
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Leasing the Way… continued from Page 36
At the same time, stronger marketing can allow owners to maximize rent, placing additional pressure on tenants in an already expensive city. As more listings are controlled by professional representatives, agents may increasingly determine which properties receive attention, how applicants are evaluated, and how quickly rents adjust. That influence comes with responsibility. Agents should provide owners with realistic pricing advice rather than simply promising the highest rent. Listings should accurately represent the property. Screening standards should be transparent, consistent, and compliant with fair housing laws. Dominating a market is not the same as serving it. The strongest agents will be those who balance the owner’s financial interests with fairness, professionalism and an honest understanding of market conditions. A Permanent Shift
San Francisco’s rental market has regained momentum. Workers are returning to offices, new industries are expanding, and demand for housing has risen significantly since the pandemic years. But the leasing market has not returned to its former structure. The pandemic created a more professional rental environment, and the agents who stepped in during the downturn have remained influential during the recovery. Owners now recognize that professional representation can protect income, reduce vacancy, and improve the quality of the leasing process. The central question is no longer whether real estate agents will remain important in San Francisco’s rental market. It is how responsibly they will use the influence they have gained.
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CCRM RECERTIFICATION POLICY How to keep your CCRM current: Twelve units CAA Network Continuing Education Credit (CEC); a minimum of two units must be in Fair Housing. CCRM Recertification Application must be completed prior to the expiration date, which is 2 years from the certification date and is noted on the bottom left on the certificate. Submit a fully completed CCRM Recertification Application (www.caanet.org/CCRMRecert), and pay the $75 application fee. Provide verification that the required number of CECs were completed prior to the certificate expiration date. If your CCRM isn’t re-certified within the two (2) year period: 0-3 months expired – Student must be in the process of taking the required 12 hours of CEC and must complete the standard recertification requirements. Over 3 months expired; the student must take the full CCRM series. (one-time extension) For Questions or Comments contact: Maria@sfaa.org
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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 SF APARTMENT MAGAZINE | SEPTEMBER 2026 51
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That relatively small effort matters because the consequences of getting it wrong can be substantial. A battery tossed into a bin disappears from the resident’s view almost immediately. But it doesn’t disappear from the waste stream. It travels into a truck where it may be compacted, then to a facility filled with workers, machinery, and large quantities of combustible material.
The safer alternatives are already available. The challenge is making sure residents know about—and use—them. Pam McElroy is the editor of SF Apartment Magazine. She can be reached at pam@sfaa.org.
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Recology offers signage and sorting information specifically for apartment building owners and managers, and its Waste Zero Team can provide resources and assistance.
For San Francisco apartment communities, the message to residents can be reduced to three simple rules: Batteries don’t go in the bins. Devices containing batteries don’t go in the bins. And compressed gas cylinders don’t go in the bins.
Company/Title
State
compressed cylinders don’t belong in any building refuse container.
Preventing a fire can therefore begin with something as mundane as deciding where to put an old battery.
TOTAL AMOUNT:
City
Trash Talk… continued from Page 30
Go Online! Get information on SFAA classes, apartment industry news and excerpts from SF Apartment Magazine at www.sfaa.org.
Prevent Fires.
On the List. Is finding a great service
Tape and Bag Lithium Batteries What should you do with old lithium batteries? A big part of the answer is clear tape. Old lithium batteries may no
provider on your To-Do List?
longer have the power to run devices, but they can still
Check out the Professional
release energy though their contact points. Lithium bat-
Services Directory for
teries that are not taped can cause fires in collection
experienced apartment industry professionals.
56 Starts on page
trucks and recycling facilities, and harm workers. •
Place clear tape over the contact points of used lithium batteries.
•
Put taped lithium batteries in a clear plastic bag, and seal it shut.
•
Place the bag on top of your landfill bin. Recology will collect the bag, sort the batteries, and safely ship them to companies that specialize in battery recycling.
SF APARTMENT MAGAZINE | SEPTEMBER 2026 53
sfaa 2 2026calendar
sfaa MONDAY, SEPTEMBER 14 Board of Directors Meeting 11:30 a.m.
September
WEDNESDAY, SEPTEMBER 16 Virtual On-Demand Member Meeting Don’t Fumble the Fundamentals: Roommates, Security Deposits, and the Move-Out Proces Sponsors: Watch Tower Security & Miracle Method
SFAA office will be closed Monday September 7, 2026 in observance of Labor Day and Monday October 12, 2026 in observance of Indigenous People’s Day.
October MONDAY, OCTOBER 5 Board of Directors Meeting 11:30 a.m.
WEDNESDAY, OCTOBER 13 Virtual On-Demand Member Meeting Candidates and Issues Night with Landlord Attorney Panel Sponsors: Dunn & Edwards Paints, ATI Restoration & Maven Properties
54 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
TBA Are You Charging, Holding and Returning Security Deposits Correctly? Zoom 11:00 a.m. to 12:00 p.m. $30 Members $60 Non-Members
TBA Who’s Living in My Rental? Know Your Rights Before It Becomes a Problem.
join online at sfaa.org or call 415.255.2288
2026
join online at sfaa.org or call 415.255.2288
ALLOWABLE RENT INCREASES
SFAA’S
TENANT SCREENING SERVICE THROUGH INTELLIRENT STEP 1:
Create a free account at sfaa. myintellirent.com/agent-signup. STEP 2:
Invite an applicant to apply via an online application customized to SFAA’s criteria. You can also publish your available rental on Intellirent across mulitple ILSs. RATES
Intellirent is your free, online rental application and property marketing tool, partnered with Transunion to instantly return complete credit reports and nationwide eviction notices. Renters pay the $40 application fee, which covers your costs.
INTEREST ON DEPOSITS
2026 - 2027: 1.6%
Effective March 1, 2026 through February 28, 2027, the allowable annual rent increase is 1.4%. This amount is based on 60% of the increase in the Consumer Price Index for all urban consumers in the Bay Area. A history of all allowable increases and their effective periods is provided. ALLOWABLE RENT INCREASES PERIOD
AMOUNT
03/01/26 - 02/28/27
1.6%
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
0.7%
Please note that the maximum you can charge a tenant for screening services is $65.86.
03/01/20 - 02/28/21
1.8%
03/01/19 - 02/29/20
2.6%
CONTACT INTELLIRENT FOR MORE INFORMATION:
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%
For more information, simply create your free account or go to sfaa.org and choose the “Resources” tab. Then select “Tenant Screening.”
415-849-4400 SAN FRANCISCO’S
CAPITAL IMPROVEMENTS The capital improvement interest rates for 3/1/24 through 2/28/25 are listed below:
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%
AMORTIZATION
INT. RATE
MULTIPLIER
7 YEARS
4.0%
.01367
03/01/07 - 02/29/08
1.5%
10 YEARS
3.9%
.01008
03/01/06 - 02/28/07
1.7%
15 YEARS
4.1%
.00745
20 YEARS
4.2%
.00617
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
03/1/26 - 02/28/27
4.2%
03/1/25 - 02/28/26
5.0%
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
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 2026-2027
$29.50
0.3%
2024-2025
$29.50
03/01/13 - 02/28/14
0.4%
2023-2024
$29.50
03/01/12 - 02/28/13
0.4%
2022-2023
$29.50
03/01/11 - 02/29/12
0.4%
2021-2022
$29.50
03/01/10 - 02/28/11
0.9%
03/01/09 - 02/28/10
3.1%
2020-2021
$25.00
03/01/08 - 02/28/09
5.2%
2019-2020
$25.00
03/01/07 - 02/29/08
5.2%
2018-2019
$22.50
2017-2018
$22.50
2016-2017
$20.00
2015-2016
$18.50
2014-2015
$18.00
2013-2014
$14.50
2012-2013
$14.50
2011-2012
$14.50
2010-2011
$14.50
2009-2010
$14.50
2008-2009
$14.50
SAN FRANCISCO RENT BOARD 25 Van Ness Avenue #700 San Francisco, CA 94102 415-252-4600 www.sfgov.org/rentboard
& information
CONTACT THE SAN FRANCISCO RENT BOARD FOR MORE INFORMATION
415-252-4600 sfgov.org/rentboard
SF APARTMENT MAGAZINE | SEPTEMBER 2026 55
sfaa professional
services directory 1031 TAX DEFERRED EXCHANGE SERVICES
HAMILTON ZANZE Aaron Sagin 415-539-0084 aaron.sagin@hamiltonzanze.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
APPLIANCES
FIXWELL APPLIANCE REPAIR Dan Semonov 415-999-8128 fixwellco@gmail.com www.fixwellco.com
ARCHITECTURE
OPENSCOPE STUDIO ARCHITECTS Mark Hogan 415-891-0954 www.openscopestudio.com Q ARCHITECTURE Dawn Ma www.que-arch.com
415-695-2700
ASSOCIATIONS
PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION Renee A. Engelen www.ppmaofsf.org renee@hrhrealestate.com
ATTORNEYS
BORNSTEIN LAW Daniel Bornstein, Esq. www.bornstein.law
415-409-7611
BRETT GLADSTONE Brett Gladstone bgladstone@g3mh.com
415-3945188
EDWARD MCDONALD LAW CORPORATION Edward McDonald (408) 728-9528 ed@mcdonaldlawinc.com 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
56 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
cfried@friedwilliams.com Farsi, French, Portuguese, Spanish
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 JULIANA E. PISANI Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com Italian 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 MICHAEL MCLAUGHLIN Michael McLaughlin onboarding@msllp.law
415-655-9753
NIXON PEABODY Ashley Klein 415-984-8390 aklein@nixonpeabody.com nixonpeabody.com NIVEN & SMITH Leo M. LaRocca leo@nivensmith.com
415-981-5451
REUBEN, JUNIUS & ROSE, LLP Kevin Rose 415-567-9000 www.reubenlaw.com ROTHBARD LAW GROUP, LP Ryan Mayberry 408-244-4200 ryan@toddrothbardlaw.com SHEPPARD-UZIEL LAW FIRM Jaime Uziel 415-296-0900 ju@sheppardlaw.com SINGER & SCOTT, P.C. Edward Singer www.edsinger.net
650-393-5862
SJR LAW CORPORATION Shoshana Raphael 415-408-6044 shoshana@sjrlawfirm.com STEINER LAW OFFICE Howard Olsen 415-931-4207 howard@steinerstreetlaw.com
STEVEN ADAIR MACDONALD & ASSOCIATES, PC Steven Adair MacDonald 415-956-6488 www.samlaw.net sam@samlaw.net Mandarin, Cantonese & Spanish UTRECHT & LENVIN, LLP Patrick Connolly pconnolly@ullawfirm.com www.ullawfirm.com
415-357-0600
WASSERMAN Dave Wasserman 415-567-9600 Dave@wassermanoffices.com www.davewassermansf.com WIEGEL LAW GROUP Andrew J. Wiegel www.wiegellawgroup.com
415-552-8230
ZACKS, FREEDMAN & CHERNEV Andrew M. Zacks 415-956-8100 www.zfplaw.com ZACKS, FREEDMAN & CHERNEV Denise Leadbetter 415-719-8680 denise@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
KATI LLC Katherine Guzman 415-298-8834 housekeeping@katiclean.com www.katiclean.com
COMMERCIAL/RETAIL LEASING SERVICES BLATTEIS REALTY CO. David Blatteis www.sfretail.net
415-981-2844
CONSULTANTS
AMY HULL CONSULTING LLC Amy Hull 415-450-5809 amyhullconsults@gmail.com CODE 403 LLC Ken Cofflin ken@code403llc.com www.code403llc.com
415-793-6702
CONSULTANTS: PERMITS & PLANNING
EDRINGTON AND ASSOCIATES Steven Edrington 510-749-4880 steve@edringtonandassociates.com
CONTRACTORS
ALT GROUP US Zachary Altorfer connect@altgroupus.com
707-628-7046
C & J’S CUSTOM BUILDS INC. Caleb Wyman 415-209-8439 caleb@c-jcustombuilds.com www.c-jcustombuilds.com DIALED IN REPAIRS John Chisholm jchisholm@direpairs.com
415-548-0713
GIULIANI CONSTRUCTION & RESTORATION Alicia Perez 650-422-1685 aperez@giulianiconstruction.com
CORPORATE RENTALS AMSI Robb Fleischer www.amsires.com
415-447-2020
INTELLIRENT Cassandra Joachim www.myintellirent.com
415-849-4400
CREDIT REPORTING EMERGENCY SERVICES
THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL Rebecca Holloway 707-540-5584 rebecca@greenspan-ai.com
ENERGY CONSERVATION
PEALX INFASTRUCTURE, LLC Patrick Sterns 480-269-9222 ps@pearlxinfra.com www.pearlx.com
ENVIRONMENTAL CONSULTING
FIRE PROTECTION CONTRACTORS
A-TOTAL FIRE PROTECTION COMPANY, INC. Monte L. Osborn, CEO Tyler Osborn, CFO 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com AEC ALARMS SFfire@aec-alarms.com AURA FIRE SAFETY Lo Choe lo@aurafiresafety.com
628-208-0188 415-333-2588
FLOORING
ROUSSOS CONSTRUCTION Lupita Orozco 916-927-6200 lupita@roussoconstruction.com www.roussosconstruction.com
GARBAGE COLLECTION SERVICES
BAY AREA BIN SUPPORT Nancy Fiame 888-920-2467 customerservice@bayareabinsupport.com www.bayareabinsupport.com CLEAN COMPOSTING COMPANY Michelle Horneff-Cohen Michelle@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
HEATING
FUTURE FIT PARTNERS David Chanin david@futurefit.partners www.futurefit.partners SOL ENVIRONMENTAL, INC. Raul Solorzano Nuno 925-895-6546 jackson@solenvironmental.com
EV CHARGING SERVICE EV PLUGBOX, LLC Sven Thesen sventhesen@evplugbox.com www.evplugbox.com
GRADIENT Peter Dumanian 650-533-4430 peter.dumanian@gradientcomfort.com www.gradientcomfort.com HARVEST Janes Melia 408-597-7152 jane@harvest-thermal.com
HUMAN RESOURCES INTERSOLTUTIONS, LLC jhong@intersolutions.com
FAÇADE INSPECTIONS Katherine Kim Consultants Katherine Kim 415-846-2574 kathi.kim@mcconsultants.com www.mcconsultants.com
FACADE INSPECTIONS
BORNE CONSULTING Cade Osborne 415-319-4789 cade@borne-consulting.com borne-consulting.com/
FIRE ESCAPE INSPECTION & MAINTENANCE ESCAPE ARTISTS Ben Maxon www.sfescapeartists.com
GREAT ESCAPE SERVICES Terry Walsh 415-566-1479 www.greatescapeservice.com
415-279-6113
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 ACRISURE INSURANCE P.J. Tradelius ptradelius@acrisure.com www.acrisure.com
415-436-9800
ARM MULTI INSURANCE SERVICES Lisa Isom 866-913-6293 www.arm-i.com
BARBARY INSURANCE BROKERAGE Gerald Becerra 415-788-4700 www.barbaryinsurance.com GORDON ASSOCIATES INSURANCE SERVICES Dave Gordon, CLU 650-654-5555x6972 David.gordon@gordoninsurance.com INCLINE INSURANCE SERVICES INC. Michael Moritz 650-413-7522 michael@inclineinsurance.com www.inclineinsurance.com
LAUNDRY EQUIPMENT
MISSION LAUNDRY EQUIPMENT, INC. Curt Dragomanovich 831-801-3318 wdguru@yahoo.com WASH MULTIFAMILY LAUNDRY SYSTEMS Adrian Gomez 650-340-8054 adriang@washlaundry.com
LENDING / FINANCIAL SERVICES CHASE Michelle Li www.ff-inc.com
415-794-2176
EAST WEST BANK Rita Kwan 628-249-6641 rita.kwan@eastwestbank.com JPMORGAN CHASE Ingrid Marlow ingrid.marlow@chase.com
415-722-0050
LOCKSMITHS
CROWN LOCK & HARDWARE Joe Schoepp 415-221-9086 FRIENDLY LOCKSMITH AND SECURITY Vsevolod Kantor 628-241-5226 friendly.lock12@gmail.com
MAINTENANCE REPAIR SERVICE DIALED IN REPAIRS John Chisholm jchisholm@direpairs.com
415-548-0713
GREENTREE MAINTENANCE Yvonne Figueroa 415-854-9495 Figueroa@veritasinv.com MAVEN MAINTENANCE, INC. Craig Lipton 415-829-2207 www.mavenmaintenance.com WEST COAST PROPERTY MANAGEMENT Joseph Keng 415-885-6970 ext. 101 www.wcpm.com
MARKETING
OPINIION Evan Reyne evanr@opiniion.com
855-330-9980
SPEEDPRO SF WATERFRONT Zoran Basich 415-987-8405 zbasich@speedpro.com www.speedpro.com
PAINTING CONTRACTORS
DUNN-EDWARDS CORPORATION Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com JH PAINTING LLC Jesus Hernandez dezpainting@gmail.com
415-531-7033
KRUIT PAINTING, INC. Pieter Kruit www.kruitpainting.com
415-254-7818
SF APARTMENT MAGAZINE | SEPTEMBER 2026 57
MURAL VIEW PAINTING Blake Westrate 415-480-2801 muralviewpainting@gmail.com www.muralviewpainting.com PAC WEST PAINTING INC. Brian Beaulieu 415-457-0724 www.pacwestpaintinginc.com PETERS PAINTING SERVICES Peter Pantazelos 415-647-4722 www.peterspainting.com SFAF PAINT Steven Lacy stevo.lacy@gmail.com
415-926-1900
TARA PRO PAINTING INC. Brian Layden www.tarapropainting.com
415-822-2011
PAINTING SUPPLIES
DUNN-EDWARDS CORPORATION Daniela Franco 415-656-9951 daniela.franco@dunnedwards.com SHERWIN WILLIAMS Aaron Frimkess 925-464-0261 aaron.n.frimkess@sherwin.com
PEST CONTROL
ATCO PEST & TERMITE CONTROL & HOME RESTORATION Richard Estrada 415-898-2282 www.atcopestcontrol.com BANNER PEST CONTROL Mitch Gay mitchg@bannerpc.com
650-678-2300
CROWN & SHIELD PEST SOLUTIONS-PREMIER Aurora Garcia-Vidaca 415-893-9551 www.crownandshieldpestsolutions.com PESTEC Diane McCorriston partners@pestecipm.com
415-671-0300
PLUMBING & HEATING ARCH PLUMBING INC. Elif Baskalayci elif@archplumbinginc.com
415-715-7837
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 Fergal McMahon 415-751-1933 fergal@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 Lrry Bustillos 415- 651-4977 larry@rl.plumbing www.rlplumbingsanfrancisco.com URGENT ROOTER AND PLUMBING INC. Albert Lee 415-387-8163 urgentrtr@gmail.com
PROJECT MANAGEMENT
MELGAR REAL ESTATE SERVICES Suzy Melgar 650-745-8186 info@mresbayareahomes.com
STONE AND STRYDER, LLC Erik Leuteneker 510-406-9484 erik@stoneandstryder.com www.stoneandstryder.com
PROPERTY MANAGEMENT 1424 JONES STREET LLC Jeffrey D. Figone
650-445-5720
AMC, LLC Damaris Blair 408-882-7882 damaris.blair@liveamc.com 2B LIVING Brooks Baskin brooks@twobliving.com www.twobliving.com
650-763-8552
ABACUS PROPERTY MANAGEMENT Timothy Cannon 415-841-2105 tim@sanfranrealestate.com www.abacuspropertymanagement.com ADVENT PROPERTIES Benjamin Scott 510-500-7531 team@adventpropertiesinc.com www.adventpropertiesinc.com ALCHEMY BY HOLLAND RESIDENTIAL James Guzek 415-413-7845 alchemy@hollandpartnergroup.com www.hollandresidential.com ALEXANDERSON PROPERTIES Eric Alexanderson 415-285-3737 alexandersonproperties.com alexanderson08@yahoo.com ALPINE MANAGEMENT Anna Palileo anna@alpine-mgt.com
650-515-5483
ALTA PROPERTY MANAGEMENT Mark Lowell Haller 510-859-4194 Mark@alta-Property-management.com ALTOS REALTY ADVISORS, INC. Jake Jefferies 408-720-0920 jake@goaltos.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 mark@anchorealtyinc.com www.anchorealtyinc.com
BAYVIEW PROPERTY MANAGERS James Blanding 415-822-8793 xt.4 bayview60@comcast.net www.bayviewpropertymanagers.com BEAM PROPERTIES, INC. Darius Chan darius@sfbeam.com
415-254-8679
BELL PROPERTIES, INC. Brian LeBow admin@bellprop.com
415-406-2000
BETTER PROPERTY MANAGEMENT Steven Brown 415-861-9980 sbrown@bpm-re.com www.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 CAL-AMERICAN CORP. C/O LAKEWOOD APTS Jessica Vazquez 415-586-0100 jessicav@calamerican.com www.calamerican.com CALIFORNIA STREET REALTY Shaban Shakoori 415-518-9269 shaban@calstreet.com CANNIZZARO REALTY John Cannizaro 415-795-2360 john@cannizzaro-realty.com CANTRELL ASSOCIATES CORPORATION Jim Cantrell 415-956-6000 jimcha@pacbell.net CARLA WEBSTER MANAGEMENT Carla Webster 415-885-6097 crepetto@aol.com CECCHINI REALTY Dante Cecchini info@cecchinirealty.com
415-550-8855
CENTERSTONE PROPERTY MANAGEMENT Ron Erickson 415-626-9944 rjerickson@sbcglobal.net
415-621-2700
CIRRUS ASSET MANAGEMENT Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com
ARTAL PROPERTIES John Artal 415-647-4400 artalproperties@gmail.com www.artalproperties.com
CITIBROKERS REAL ESTATE, INC. Jason Abbey (415) 221-5000
ATHOS ASSET MANAGEMENT LLC Yannis Arvanditidis 844-948-2281 info@athosassetmanagement.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
58 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
Jason@citibrokersrealestate.com CITYWIDE PROPERTY MANAGEMENT Carol Cosgrove 415-552-7300 www.citywidesf.com CLARK & CROONER REAL ESTATE GROUP Jules Clark 415-938-8838 Jules@ClarkandCrooner.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
DAVIS STIRLING MANAGEMENT CORP. Chris Behling 650-288-1880 Chrisbeme@gmail.com
KEYOPP PROPERTY MANAGEMENT Melanie Leung 628-888-6650 support@keyopp.net
DEBBIE LAMICA MANAGEMENT Debbie Lamica 415-215-7594 drlamica@yahoo.com
LAUREL PROPERTIES Julie Aviles julieaviles1971@gmail.com
DEWOLF REALTY COMPANY William Talmage 415-340-3880 btalmage@dewolfsf.com
LEGACY PROPERTY MANAGEMENT OF SILICON VALLEY Eric Lozano 925-940-7626 eric@llrpm.com
ECLIPSE PROPERTY MANAGEMENT Terence Tom 510-865-8700 ttom@eclipsepm.net EUGENE BURGER MANAGEMENT CORP. Stefan Calic 415-981-5780 steveburger@ebmc.com FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT Paul Mora 415-674-1440 pmora@fogciti.com FOUNDATION RENTALS & RELOCATION, INC. Christopher Barrow 415-507-9600 cb@foundationhomes.com GAETANI REAL ESTATE Paul Gaetani 415-668-1202 www.gaetanirealestate.com GEARY REAL ESTATE, INC. Melissa Geary melissa@gearyrealestateinc.com GEORGE GOODWIN REALTY, INC. Chris Galassi 415-681-1265 cgalassi@goodwin-realty.com www.goodwin-realty.com GOLDEN GATE PORTAL Paul Emami pemami@gmail.com
408-320-6565
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 GREENE REALTY GROUP Brian Greene brian@go-greene.com www.go-green.com
415-613-2776
GORDON CLIFFORD PROPERTIES, INC. Patrick Clifford 415-613-7694 patrick@gcpropertiessf.com HANFORD FRUEND & COMPANY Stefan Calic 415-981-5780 SCalic@hanfordfreund.com www.hanfordfreund.com HAWTHORNE/STONE Rob Cassil 415-441-8400 rob@hawthornestone.com www.hawthornestone.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
LINGSCH REALTY Natalie M. Drees www.lingschrealty.com
415-922-2178
PEAK REALTY GROUP James C. Keighran 415-474-7325 info@peakrealtygroup.com www.peakrealtygroup.com PILLAR CAPITAL REAL ESTATE Jonathan Ng 415-885-9584 jonathan@thepillarcapital.com PIP INC./SFRENT Sarosh Kumana sarosh@sfrent.net www.sfrent.net
415-861-4554
415-648-1516
PODESTO PROPERTIES Gina Enriquez gandpofsf@aol.com
415-922-0179
PONTAR REAL ESTATE Merri Pontar 415-421-2877 www.pontarrealestate.com
LUCAS & COMPANY Susan Lucas 415-722-4724 susan@thelucascompany.com
THE PRADO GROUP, INC. Andrea Hayes 415-395-0880 frontdesk@pradogroup.com
LUMINOR REAL ESTATE Steven Zhang steven@luminorsf.com www.luminorsf.com
PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com
LITKE PROPERTIES, INC. Jeff Litke jeff@litkeproperties.com www.litkeproperties.com
415-577-2958
PRIME RESIDENTIAL-BRICK & IRON Elif Kimyacioglu 415-445-2577 Elif.Kimyacioglu@primegrp.com
M PROPERTIES Mark Mangampat mark@mproperties.com
PRO EQUITY AM Tori Linnell vlinnell@proequityam.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 MORLEY FREDERICKS REAL ESTATE SERVICES Steve Crane 415-847-1224 steve@morleyfredericks.com www.morleyfredericks.com NICE VENTURES INC Laurie Thomas laurie@niceventures.com NORTHPOINT APARTMENTS Taylor Ownes-Kees 415-989-2007 towenskees@northpointsf.com www.thenorthpointapartments.com ORBELIAN PROPERTIES Helen Burns burnsho@aol.com
415-794-7125
415-810-4402
916-838-2804
PROGRESSIVE PROPERTY GROUP Dace Dislere 415-794-9727 www.progressivesf.com PROPERTY MANAGEMENT ONE Karen Katz 415-674-1595 info@pm1sf.com www.pm1sf.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 REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com RELISTO RESIDENTIAL LEASING & PROPERTY MANAGEMENT Eric Baird 415-237-1819 eric@relisto.com www.relisto.com RENTWISE PROPERTY MANAGEMENT Brandon Temple 650-346-2006 Brandon@gorentwise.com ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 kristine@rockawayresidential.com
ORVICK MANAGEMENT GROUP David Orvick 408-497-1880 david@orvprop.com
ROCKWELL PROPERTIES Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com
PACIFIC REALTY Kristine Delagnes 415-923-1100 kristine@pacificrealtyco.com www.pacificrealtyco.com
RUTHERFORD MANAGEMENT COMPANY Jenesys Rodriguez 925-286-7750 jrodriguez@rutherfordliving.com
PAUL LANGLEY COMPANY Misha Langley 415-431-9104 x 301 misha@plco.net
RYEBREAD PROPERTIES, INC. Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com
PDC REAL ESTATE & RENTALS Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com
SALMA & COMPANY Ryan Salma 415-931-8259 propertymanager@salma-co.com www.salma-co.com
SF APARTMENT MAGAZINE | SEPTEMBER 2026 59
SAVAGE REALTY GROUP Norma or John Sayage 650-346-9480 sayagerealtygroup@compass.com
YMPG Yelena Gelzer 415-260-6325 yglezer@ympg-management.com
COMPASS COMMERCIAL BROKERAGE Jay Greenberg 415-378-6755 jay@jayhgreenberg.com
SAWYER PROPERTIES Alex Wall 650-704-3588 support@sawyer-prop.com
YOHO PROPERTY MANAGEMENT INC. Lyman Chao 415-840-5699 lyman@lymanchao.com
COMPASS COMMERCIAL Mirella Webb 415-640-4133 mirella.webb@compass.com
SHAREVEST PROPERTY MANAGEMENT, LLC Timothy D. Gilmartin 650-347-2020 tim@thegilmartins.com
ZIPRENT Arvand Sabetian admin@ziprent.com www.ziprent.com
COMPASS-NOB HILL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com
SIGNATURE REALTY PROPERTY MANAGEMENT Paul Montalvo 650-364-3167 paul@paulmontalvo.com www.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 tony@towerrents.com
415-377-7571
UNITY HOMES Sherry Brown sbrown@unityhomes.org
(520) 338-7731
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 W2 PROPERTY MANAGEMENT Noe De La Cruz 415-316-4369 noe@w2propertymgt.com WEST COAST PROPERTY MANAGEMENT Eric Andresen 415-885-6970 www.wcpm.com WEST & PRASZKER REALTORS Michael Klestoff 415-699-3266 www.wprealtors.com WICKLOW MANAGEMENT Mike O’Neill 415-928-7377 wicklowmanagement@gmail.com www.wicklowsf.com WILLIAM BOGGS William Boggs sfboggsz@yahoo.com
415-269-0689
WOODS FAMILY INVESTEMENTS LP James Ward 415-725-2981 jw@woodsfamilyinvestmentslp.com
415-688-6660
PROPERTY MANAGEMENT SOFTWARE APPFOLIO JennifervEvans 714-926-5045 jennifer.evans@appfolio.com PROPERTY ATLAS Serina Calhoun 415-419-8842 serina@mypropertyatlas.com www.mypropertyatlas.com YARDI Kelly Krier kelly.krier@yardi.com
805-699-2040
REAL ESTATE APPRAISALS WATTS, COHN & PARTNERS, INC Mark Watts 415-990-0025 mark@wattscohn.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 CALIFORNIA STREET REALTY Shaban Shakoori 415-518-9269 shaban@calstreet.com CHUCK & ASSOCIATES Kevin Chuck chuckassoc@gmail.com
415-595-5832
COLDWELL BANKER COMMERCIAL NRT Steven Caravelli 415-229-1367 steven.caravelli@cbnorcal.com COLLIERS INTERNATIONAL Dustin Dolby 415-788-3100 dustin.dolby@colliers.com 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 Chris O’Connor 415-246-9764 chris.oconnor@compass.com www.sfrealproperties.com COMPASS COMMERCIAL BROKERAGE Adam Filly 415-516-9843 adam@adamfilly.com
60 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
ENGEL & VOLKERS COMMERCIAL Stephen Pugh 415-497-8307 steve@pacwestcre.com www.pacwestcre.com FERRIGNO REAL ESTATE Chris Ferrigno 415-641-0661 www.ferrignorealestate.com HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com ICON REAL ESTATE INC. Jason Quashnofsky jason@iconsf.com
415-370-7077
KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com MARCUS & MILLICHAP Ning Ho 415-312-2245 ning.ho@marcusmillichap.com www.TheHoGroup.com MARCUS & MILLICHAP Sanford Skeie 415-625-2153 www.marcusmillichap.com MAVEN COMMERCIAL Matthew Sheridan 415-867-7711 matt@mavenproperties.com PDC REAL ESTATE & RENTALS Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com PRIME METROPOLIS PROPERTIES, INC. Tom Chan 415-731-0303 tomchan@pmp1988.com S&L REALTY Robert Link www.slrealty-sf.com
415-386-3111
SF BAY RENTAL COMPANY Leslie Burnley 415-717-8709 leslie@sfbayrentalco.com www.sfbayrentalco.com SOTHEBY’S INTERNATIONAL REALTY Clara Laines-Welch 415-516-0648 clara.laineswelch@sothebys.realty TERRENCE CHAN Terrence Chan tchanhomes@gmail.com
415-317-7011
URBAN LIFE REAL ESTATE Artie Kramer 415-290-7080 artiekramer@gmail.com www.urbanliferealestate.com WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com
REAL ESTATE INVESTMENTS CHUCK & ASSOCIATES Kevin Chuck chuckassoc@gmail.com
CITY REAL ESTATE Arthur Tom art@cityrealestatesf.com cityrealestatesf.com
415-595-5832 415-987-6788
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Passthroughs
EXPERTISE ■ INTEGRITY ■ SERVICE ■ VALUE
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Legal Questions
? Confused about local and statewide rental housing laws? Take advantage of SFAA’s legal information network. Before every SFAA General Membership Meeting, a diverse panel of San Francisco landlord attorneys answers your questions about your property, your tenants, and the San Francisco Rent Ordinance. SFAA monthly meetings and legal panels are a benefit just for members, so make sure you are getting the most out of your membership and be sure to attend the next meeting. Email Maria with questions for the panel: maria@sfaa.org
SF APARTMENT MAGAZINE | SEPTEMBER 2026 61
1:07 P
12 REASONS TO COMPOST San Francisco’s curbside food scrap collection program for composting: 1.
KEEPS MATERIALS OUT OF LANDFILLS, which saves landfill space and reduces emissions of methane, a potent greenhouse gas.
2.
HELPS FARMS GROW HIGHER QUALITY FRUITS, NUTS, VEGETABLES, AND FINE WINES. The Rodale Institute reports that farms using regenerative farming techniques, such as applying compost, can grow up to 30 percent more food during drought compared to conventional farming.
3.
HELPS SAVE TREMENDOUS AMOUNTS OF WATER. Compost is a natural sponge that attracts and retains water. Farms that apply compost don’t have to water as often and use compost to hold moisture in the root zone.
4.
HELPS SEQUESTER CARBON DEEP IN THE SOIL, especially when used to grow cover crops that shade topsoil and increase photosynthesis.
5.
HELPS PROTECT PRECIOUS TOPSOIL ON FARMS, VINEYARDS, AND ORCHARDS FROM EROSION.
6.
RETURNS NUTRIENTS AND MINERALS TO FARMS TO HELP KEEP SOILS FERTILE.
7.
PROMOTES MICROBIAL ACTIVITY IN TOPSOIL. Microbial activity switches on the life web in soil, making micronutrients available to plant roots and discouraging diseases.
8.
CREATES THREE TIMES MORE JOBS THAN LANDFILLING.
9.
HELPS CITIES MAKE SIGNIFICANT PROGRESS TOWARD ACHIEVING ZERO WASTE.
10. IMPROVES RECYCLING PROGRAMS. When food scraps are collected separately, they don’t contact recycled paper. That helps cities produce higher-quality bales of recycled paper. Paper mills now demand finished bales have one percent or less impurities. 11. SUPPORTS BEE POPULATIONS. Farms, vineyards, and orchards use compost to grow flowering plants and trees that help bees thrive. One out of every three bites of food we eat—everything from fruits to nuts to vegetables—is dependent on bees for pollination. 12. HELPS REDUCE RISK OF FIRE. Compost holds moisture in topsoil. “Where plants are green and soil is moist, fire has nothing to feed on,” said Matthew Engelhart of Be Love Farm, Solano County, California.
KENNEY & EVEREST REAL ESTATE, INC. Everest Mwamba 415-902-3411 maureen@kenneyrealestate.com STEPHEN PUGH
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
415-661-3860
REAL MANAGEMENT COMPANY Melinda Greene 415-230-8895 www.RMCsf.com RENT BOARD PASSTHROUGHS Kim Boyd-Bermingham 415-333-8005 www.rentboardpass.com
RENTAL LISTING SERVICES ABODE SERVICES Jennifer Criddle jcriddle@abode.org www.abode.org
510-593-5474
HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com INTELLIRENT Cassandra Joachim www.myintellirent.com
415-849-4400
MQ INVESTMENTS Min Qiu 650-336-3568 mqinvestmanage@gmail.com
RESIDENTIAL LEASING BROWN & PATKI INC. Mahesh Patki mahesh@brownpatki.com www.brownpatki.com
415-513-2989
HRH REAL ESTATE SERVICES CORPORATION Renee A. Engelen 415-810-6020 www.hrhrealestate.com J. WAVRO ASSOCIATES James Wavro www.jwavro.com
415-509-3456
KENNEY AND EVEREST REAL ESTATE, INC. Maureen Kenney 415-929-0717 maureen@kenneyrealestate.com RELISTO Eric Baird www.relisto.com eric@relisto.com RENTALS IN S.F. Jackie Tom www.rentalsinsf.com
415-236-6116 x101
415-409-3263
RENTSFNOW Stephanie Versin sversin@veritasinv.com www.rentsfnow.com SALMA & COMPANY Laila Salma laila@salma-co.com www.salma-co.com SF CITY RENTS Tracy Ballard tracy@sfcityrents.com www.sfcityrents.com
62 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
415-497-8307
steve@pacwestcre.com
415-828-4747
415-797-8296
STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com VERTEX PROPERTY GROUP Craig Berendt 415-608-3050 csb@vertexsf.com www.vertexsf.com
ROOFING
CAL STATE ROOFING Noah Choi calstateroof@gmail.com
415-954-2278
KASTLE SYSTEMS Timothy Norkol 415-524-3623 Timothy.Norkol@Kastle.com www.kastle.com MARINA SECURITY SERCVICES, INC. Sam Tadesse 415-722-1168 stadesse@marinasecurityservices.com www.marinasecurities.com 888-292-1394
SECURITY DEPOSITS
888-292-1394
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 HCG ASSOCIATES, INC. Darrel W. Harris 415-722-9290 darrel@hcgassociates.com www.hcgassociates.com 415-828-4412
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 www.livable.com
415-937-7283
Gaetani Real Estate, Inc. Maven Maintenance Real Management Company Rentals, Inc. Vertex Properties West Coast Property Management
61
ARCHITECTS
39
ATTORNEYS
Fried, Williams & Grice Conner LLP Law Offices of A. Thomas Koster Zacks, Freedman & Chernev, PC CONTRACTORS
Cal State Roofing, Inc. Pribuss Engineering
37 39 41
EV CHARGING INSTALLATION
EV Plugbox
FIRE ESCAPE CONTRACTORS
Great Escape Fire Escape
FIRE PROTECTION CONTRACTORS
A-Total Fire Protection Crown Lock & Safe
Yardi Breeze
Colores Painting Kruit Painting, Inc. Pac West Painting Tara Pro Painting
PETITION & RENT SERVICES
Amore Real Estate 22 Anchor Realty / Campana 17 Citibrokers 31 Coldwell Banker Commercial / McGue 13 Colliers 2 Compass / Antonini 67 Compass / Caravelli 11 Compass / Chapleau 9 Compass / Filly 11 Compass / Greenberg 3 Hamilton Zanze 29 Marcus & Millichap 32-33 Maven Commercial 26-27 Vanguard Commercial / Stack 44
43 44 61
18 42 61 22
REAL ESTATE INSPECTIONS
PCRE
WASTE MANAGEMENT
Bay Area Bin Support
61
PROPERTY MANAGEMENT & MAINTENANCE & RESIDENTIAL LEASING
Bell Properties
37
TENANT PLACEMENT & LISTING
STRUCTURE PROPERTIES Corey Eckert 415-794-0064 www.structureproperties.com
19
REAL ESTATE BROKERS
64
PAINTING CONTRACTORS
68 15 31 45 6 41
PROPERTY MANAGEMENT SOFTWARE
61 44
Rent Board Passthroughs
SEISMIC RETROFIT & STRUCTURAL ENGINEERING
ONE DESIGN, INC. Erevan O’Neill simone@onedesignsf.com www.onedesignsf.com
Shwiff, Levy & Polo, LLP
LOCKSMITHS
WATCHTOWER SECURITY Ryan Golomski 720-585-9127 rgolomski@watchtower-security.com SWIFTLANE Jennifer Torres jtorres@swiftlane.com www.swiftlane.com
NEED A PROFESSIONAL CONTRACTOR OR VENDOR? ACCOUNTANTS
Openscope Studio
SECURITY
SWIFTLANE Jennifer Torres jtorres@swiftlane.com www.swiftlane.com
AD INDEX
42 21
Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by SFAA, express or implied, of the advertiser or any goods or services offered.
Know Your Numbers!
WATER DAMAGE SERVICE BLUCAL Mitch Winslow mitch@blucalinc.com www.blucalinc.com
415-578-4848
BLUSKY RESTORATION CONTRACTORS Noelle Airey 925-440-2074 noelle.airey@goblusky.com www.goblusky.com DRYFAST PROPERTY RESTORATION LLC Ivan Angelov 415-861-8003 info@dryfast.net https://www.dryfast.net/ FIRE & WATER DAMAGE RECOVERY Maria Nuemann 800-886-1801 maria@waterdamagerecovery.net www.waterdamagerecovery.net PRO-CARE RESTORATION INC. Jesse Nuno 510-807-2473 jnuno@pro-carerestoration.com www.pro-carerestoration.com
Turn to page 55 for updated information on allowable rent increases, security deposit interest and more.
Be On Your A Game.
Sign up for SFAA classes at www.sfaa.org or by calling 415-255-2288. SF APARTMENT MAGAZINE | SEPTEMBER 2026 63
Legal Q&A… continued from Page 22
WHAT TENANTS WANT MOST
Focus on amenities that make everyday life easier. Practical features—connectivity, convenience, parking, and pet-friendly housing—often matter more than flashy common-area amenities. According to a recent NMHC/Grace Hill Renter Preferences Survey and Zillow’s 2025 Consumer Housing Trends Report: • 87% of renters say having internet available immediately upon move-in is important or essential. • 86% say high-speed internet is important or essential. 64% consider broadband internet essential, while 56% say the same about gigabit internet. • 65% consider allowing pets essential when choosing a rental. Pet amenities are increasingly attractive, including dedicated pet areas, dog parks, and pet-washing stations. • Listings that advertised in-unit laundry received 76% more saves and 67% more shares than comparable listings. • Off-street parking is another top draw, associated with 85% more saves and 103% more shares. • 67% of renters want smart security alarm systems. • 48% are interested in shared workspaces, up from 35% in the previous NMHC survey. • 42% are considering or expect to lease or purchase an EV or plug-in hybrid within the next two years, underscoring growing demand for charging access.
SERVICES THAT PAY
Well-chosen services can improve the tenant experience while creating ancillary revenue opportunities. • Secure Bike Storage: Monthly rental • Reserved/Premium Parking: Monthly space fee • EV Charger Access: Usage-based fee • Laundry: Per-use revenue or vendor share • Package Lockers: Optional service or building amenity • Pet Services: Vendor or referral partnership • Event/Common Space: Reservation or rental fee • High-Speed Internet: Bulk or managed WiFi package • Mobile Car Wash/Detailing: Commission or space fee • Storage Lockers: Monthly rental • Smart-Home Upgrades: Optional technology package Know the rules: California law requires transparency around rental pricing and optional housing-service fees. Before adding a mandatory or optional charge, confirm that the fee structure, lease language, and advertising comply with state and local law.
64 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
In sum, while you remain free to offer bulk services to your residents, understand that they maintain the ability to opt out of this service and to require installation of equipment from an ISP of their choosing. Indeed, you may have noticed the plethora of advertisements that regularly turn up in the building’s mail from the local ISP companies! So please respect this right, and understand your obligations and responsibilities to accommodate resident requests to subscribe to alternative internet service providers. —Dave Wasserman The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Michael L. Moore II is with Fried, Williams & Grice Conner LLP and can be reached at 415-421-0100. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600.
2026 sfaa rental forms
BEGINNING OF TENANCY FORMS
Member Name Member # Email
MEMBER PRICE
NON-MEMBER PRICE
Application to Rent
$15 per 25
$40 per 25
SFAA Residental Rental Agreement- 2024
$25 each
$200 each
SFAA Residental Rental Agreement- 10 Pack
$225 pack
N/A
CAA Lease Agreement
$15 per 25
$40 per 25
CAA Rental Agreement- Month to Month
$15 per 25
$40 per 25
Guarantee of Rental Agreement
$15 per 25
$40 per 25
Holding Deposit
$15 per 25
$40 per 25
Lead Pamphlet - Protect your Family- 25 pack
$25 per 25
$40 per 25
Addendum to Rental Agreement
$15 per 25
$40 per 25
Parking Agreement
$15 per 25
$40 per 25
Pet Agreement
$15 per 25
$40 per 25
Storage Agreement
$15 per 25
$40 per 25
Assistive Animal Request & Documentation Packet
$15 per 25
$40 per 25
Move In/Move Out
$15 per 25
$40 per 25
Fire Safety Disclosure - SF
$15 per 25
$40 per 25
24 Hour Notice to Enter
$15 per 25
$40 per 25
AB 1482 - Notice of Exemption
$15 per 25
$40 per 25
AB 1482 - Properties Subject to
$15 per 25
$40 per 25
15 Day notice - Pay Rent or Quit
$15 per 25
$40 per 25
15 Day Notice - Perform Covenants or Quit
$15 per 25
$40 per 25
30 Day Notice - Change of Monthly Rent - SF
$15 per 25
$40 per 25
30 Day Change of Monthly Rent under AB-1482
$15 per 25
$40 per 25
90 Day Notice - Change of Monthly Rent- SF
$15 per 25
$40 per 25
Proof of Service
$15 per 25
$40 per 25
Security Deposit Interest & RB Fee - SF Only
$15 per 25
$40 per 25
Acknowledgement of Residents Intent to Vacate
$15 per 25
$40 per 25
Notice of Resident Option for Initial Inspection
$15 per 25
$40 per 25
Notice of Intial Inspection to Residents
$15 per 25
$40 per 25
Itemized Disposition of Security Deposit
$15 per 25
$40 per 25
Notice of Belief of Abandonment
$15 per 25
$40 per 25
On-Site Resident Mgr. Employee Agreement (set)
$15 per 25
$40 per 25
Estoppel Certifcation
$15 per 25
$40 per 25
Prop 65 Sign - Plastic
$10 each
$25 each
Prop 65 Warning Addendum
$15 per 25
$40 per 25
QUANITY
COST
DURING TENANCY FORMS
END OF TENANCY FORMS
MISCELLANEOUS FORMS
SFAA Members can download and access forms directly from the SFAA and CAA websites. Please log in to account, go to Resources and click Downloadable Forms.
Internal Order Date: Use Only
Taken by: Credit Card
Cash
Prices listed are for SFAA members
Check
Invoice
Sub-Total: 8.625% Tax: Postage Flat Rate:
• Prices differ for non-members • All sales are final
San Francisco Apartment Association
265 IVY STREET
TOTAL:
SF APARTMENT MAGAZINE | SEPTEMBER 2026 65 • SAN FRANCISCO, CA • 94102 • PHONE 415-255-2288 • FAX 415-255-1112 • WWW.SFAA.ORG
2026 CCRM Fall Series (Pre-Recorded) Schedule and Registration Course
COST
Course Name
Date
Series Full CCRM Series (Value Savings)
Time
Member
Non# of Attendees Member
See schedule below
PMR100
Preparing to Rent: Intro to Ethical Prop Mgmt
9/14/2026
Pre-Recorded
$85.00
$100.00
PMR101
Renting the Property: Marketing-to-Move-In
9/21/2026
Pre-Recorded
$85.00
$100.00
PMR102
Beginning and Maintaining the Tenancy
9/28/2026
Pre-Recorded
$85.00
$100.00
PMR103
Renewal of Tenancy and End of the Tenancy
10/5/2026
Pre-Recorded
$85.00
$100.00
PMR104
Maintenance Management: Maintaining a Property
10/19/2026 Pre-Recorded
$85.00
$100.00
PMR105
Liability & Risk Mgmt.: Protecting the Investment
10/26/2026 Pre-Recorded
$85.00
$100.00
PMR106
Budget Development and Implementation
11/2/2026
Pre-Recorded
$85.00
$100.00
PMR107
Fair Housing: It’s the Law
11/9/2026
Pre-Recorded
$85.00
$100.00
Professional Skills for Supervisors
11/16/2026
Pre-Recorded
$85.00
$100.00
CCRM Final Exam
11/23/2026
FREE
FREE
EXAM
Class Location: Zoom Webinar System
This series will be offered in a pre-recorded, on-demand format. Course recordings and materials will be emailed to attendees every Monday morning. Each recording will be available for seven (7) days, giving attendees time to review the course content before the access link expires. Attendees are encouraged to email any questions they have about the course material to the instructor throughout the series. Instructions for submitting questions, along with the instructor's contact information, will be included in the weekly email sent every Monday.
To Register:
Total Due:
www.sfaa.org Call: 415-255-2288 x110 Email: maria@sfaa.org
Registration Information: (Does not include the $75 CCRM application fee) Attendee:
Member
Company:
Non Member
Member Number:
Address: Zip:
City: Email: Payment Information:
Credit Card
Mailing Check
Credit card number:
Series Invoicing (members only benefit) Exp. Date:
CVV:________________
Name printed:
Signature: Cancellation Policy:
CCRM Certification Renewal Policy: In order to keep the certification active, CCRMs must complete twelve hours of continuing education credits & submit a renewal application along with a renewal fee every other year (2 hours of these credits must be in Fair Housing) San Francisco Apartment Association 265 Ivy Street, San Francisco, CA 94102 www.sfaa.org Maria@sfaa.org
66 SEPTEMBER 2026 | SF APARTMENT MAGAZINE
Total
Multifamily | Mixed-Use | Commercial Sales For Sale
For Sale
561 41st Avenue 4 Units | Outer Richmond
In Contract
301 Graystone Terrace 6 Units | Twin Peaks
Sold
3627 17th Street 8 Units | Mission Dolores
730 Anza Street 4 Units | Lone Mountain | August 2026
Call us for a no-cost valuation of your property. John Antonini
Daniel Foley
Matt Healy
415.794.9510 john@antoninisf.com
415.866.7997 daniel@danielfoley.com
415.497.0259 matt@healysf.com
DRE 01842830
DRE 01866714
DRE 02027148
Compass is a real estate broker licensed by the State of California and abides by Equal Housing Opportunity laws. License Number 01527235. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate.
SF APARTMENT MAGAZINE | SEPTEMBER 2026 67
Trust is earned, month after month Owners choose Gaetani for consistent follow-through, transparent reporting, and a team that treats property with professional care and management.
415-668-1202
|
paul@gaetanirealestate.com
Serving San Francisco for over 80 years.