Sf Apartment Magazine April 2026

SF APARTMENT

APARTMENT

MICHAEL L. MOORE, II

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street

San Francisco, CA 94102

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

Email memberquestions@sfaa.org Web www.sfaa.org

SFAA Staff

Executive Director Janan New

Deputy Director Vanessa Khaleel

Database & Website Manager Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Education & Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers

President J.J. Panzer

Vice President Robert Link

Treasurer Paul Gaetani

Secretary Kent Mar

SFAA Directors

Eric Andresen, Oz Erickson, Craig Greenwood, Andrew Long, James Sangiacomo, Dave Wasserman

VOLUME XXXVII NUMBER 4 APRIL 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.

Rising Tides

Water

and sewer bills may rise more than 12% annually under SFPUC proposal.

The The SFPUC has proposed increasing the water and sewer rate structure for fiscal years ending 2027-2028. The proposed new rates represent a combined monthly bill increase for the average San Francisco residential household of $21 and $23 in fiscal years 2027 and 2028 respectively.

Those increases amount to approximately 12.6% and 12.5% per year. If approved, the rate increases would become effective July 1, 2026.

SFPUC at the SFAA April Member Meeting

SFAA will host SFPUC for a virtual presentation for SFAA members on the proposed rate increases. This will give you an opportunity to hear about the proposed rate increases, and to express feedback.

This live virtual presentation will occur as part of the April SFAA Membership meeting on April 15, 2026.

Public Hearing, Protest, and Projection Procedures

At 1:30 p.m. on Tuesday, April 28, 2026, at the regular San Francisco Public Utilities Commission meeting, the Commission will hold a public hearing on the proposed changes to the water and sewer rates in San Francisco City Hall, Room 400, 1 Dr. Carlton B. Goodlett Place, San Francisco, California, 94102.

Public Comment and Participation

At the hearing, the SFPUC Commission will hear oral comments and consider all Protests and Objections submitted under the Protest and Separate Exhaustion of Administrative Remedies Procedures. Additionally,

the Commission will hear staff responses to Objections at the public hearing. Oral comments at the public hearing will be recorded in the public record of the hearing but will not be counted as a Protest or Objection.

Only written Protests and written Objections will be counted as formal Protests under Proposition 218. At the conclusion of the public hearing, the Commission will consider adopting the proposed water and sewer rates described in the Prop. 218 Notice. The Commission may impose the proposed rates if timely written Protests are not submitted by property owners or customers of record on behalf of a majority of the parcels affected by the proposed changes.

Screening Fee Cap Increase

Each year, the maximum allowable screening fee is adjusted based on changes to the Consumer Price Index (CPI). For 2026, the maximum screening fee landlords may charge applicants is $65.86, an increase of $1.96 from the 2025 limit.

Importantly, the statutory cap functions only as a maximum allowable charge. Under California Civil Code §1950.6, landlords may charge applicants only the actual out-of-pocket costs incurred when processing an application. These may include fees paid to tenant screening or credit reporting services, as well as the reasonable value of time spent by a landlord, employee, or agent gathering and reviewing application information.

Landlords should also remember that additional rules governing screening fees took effect January 1, 2025. Property owners who charge application fees must now follow one of two stateapproved approaches.

Under a “first qualified, first approved” policy, landlords must publish written screening criteria, review

applications in the order received, and charge a fee only if the application is actually processed. Alternatively, landlords may adopt a refund policy, returning screening fees within seven days to applicants who are not approved.

Transfer Tax Rollback

Mayor Daniel Lurie has introduced legislation aimed at encouraging new housing development in San Francisco by rolling back portions of the city’s real estate transfer tax. Announced in March, the proposal would reduce transfer taxes on certain large real estate transactions tied to new housing projects. Mayor Lurie argues that the city’s current transfer tax structure—particularly the higher rates applied to large property sales—has made it harder for major housing developments to secure financing and move forward.

The transfer tax, which doubled in recent years for high-value transactions, can add millions of dollars to the cost of buying or selling large properties. Developers and housing advocates have increasingly pointed to the tax as one factor discouraging investment in large residential projects, especially in a market already facing high construction costs and financing challenges.

According to the mayor’s office, the proposed rollback is intended to remove a barrier to development and help revive stalled housing proposals.

Any change to the transfer tax would require approval by the San Francisco Board of Supervisors. The proposal is expected to generate debate as city leaders weigh the potential impact on housing production against the potential loss of transfer-tax revenue, which helps fund city programs.

Rental Housing Inventory Registration

As a friendly reminder, all properties were required to register with the Rent Board Rental Housing Inventory on March 1, 2026. The Rent Board Fee was also due on March 1, 2026.

Property owners who register a tenantoccupied unit will receive a rent increase license that allows you to impose annual allowable and banked rent increases.

If your unit is covered under rent control, you will need to comply with the Housing Inventory requirements before any annual or banked rent increase notice goes into effect.

If you do not submit the required information about your residential properties into the Housing Inventory by the annual deadline, the Rent Board may notify your tenants that you are not in compliance.

Additionally, a rent increase is considered invalid if it took effect while a unit was not registered with the Rental Housing Inventory. You may be held liable to pay back additional rent collected pursuant to an invalid rent increase notice.

Annual Allowable Rent Increase 1.6%

Effective March 1, 2026, through February 28, 2027, the allowable annual rent increase is 1.6%. This amount is based on a 60% increase in the Consumer Price Index for all urban consumers in the Bay Area. To calculate the allowable rent increase, multiply the tenant’s base rent by .016.

For example, if the tenant’s base rent is $2,000, the annual increase would be calculated as follows: $2,000 x .016 = $32. The tenant’s new base rent would be $2,032 ($2,000 + $32).

Annual increases must be calculated only on the tenant’s base rent, which does not include capital improvement passthroughs or bond measure passthroughs. Rent increases cannot be “rounded up” to the nearest dollar.

For more information, visit the San Francisco Rent Board website at sfrb.org, or call them at 415-252-4600. For a history of all allowable increases and effective periods, turn to page 47.

When Can I Impose a Rent Increase?

A landlord can impose the first annual increase twelve months after the date the tenant’s lease began.

Once a landlord has increased a tenant’s rent, the date of the increase becomes known as the tenant’s “anniversary date.” The landlord cannot increase the rent again for at least twelve months.

If a landlord increases the rent more than twelve months later, the effective date of the increase becomes the tenant’s new anniversary date. The landlord must wait at least twelve months to increase the rent again.

A landlord that does not increase a tenant’s rent on their anniversary date can save (or “bank”) the increase and add it later. For more information on “banked rent increases,” visit sf.gov/ information--banked-rent-increases

SIDEBAR: RENTAL ROUNDUP

HIGHLIGHTS FROM SFAA’S FEBRUARY 2026 MEMBERSHIP MEETING

SFAA’s February Member Meeting featured a Legal Q&A session, giving members the opportunity to bring their landlord-tenant questions directly to experienced housing attorneys. The panel addressed issues drawn from attendees’ day-to-day management experiences, offering practical insights based on years on advising housing providers across San Francisco.

Topics covered included long-term guests and subletting, elderly tenants and safety issues, longterm leases with handshake agreements; banked rent increases; lease renewals; changes to building systems; neighbor disputes and noise complaints; security deposits; and payment methods.

For owners navigating San Francisco’s complex rental regulations, the panel continues to be one of SFAA’s most valuable member services.

SFAA extends its thanks to the panelists for sharing their time and expertise with the membership.

PANELISTS:

Ed Singer, Singer and Scott, P.C.

Michael Gurfinkel, Law Offices of Attorney Michael Gurfinkel

Anna McLaughlin, McLaughlin Sanchez, LLP

ACCESS MEETING RESOURCES

If you were unable to attend the meeting, you can view the full recording through the SFAA website. To submit your legal questions for a future meeting, email Maria Shea at maria@sfaa.org.

For a schedule of upcoming meetings, turn to page 54.

Rent Consent

written by MICHAEL L. MOORE, II

Three recent cases show how rent, actions, and silence can unintentionally create—or end—tenancies.

Ashirwad v. Bradbury

Ashirwad v. Bradbury arose out of the COVID-19 pandemic. The Bradburys’ lease was nearing conclusion—but it hadn’t fully concluded—around the time a stay-at-home order was issued by the State of California. The Bradburys used the space as a salon.

Jeannette Bradbury had intended to retire anyway, so they didn’t renew their lease with Ashirwad. Instead, they sought a replacement tenant for the space. There was some positive sentiment between the parties at the time, and, for no particular agreedupon compensation, Ashirwad permitted salon equipment to remain on the premises.

Ashirwad also did not ask for rent after the lease expired, but the Bradburys paid Ashirwad an amount equivalent to approximately a month and a half of rent over the course of no less than four months. The parties never confirmed or discussed a month-to-month tenancy after Jeannette retired and the Bradburys stopped paying rent on the salon.

When the Bradburys returned the keys to the property keys months later, Ashirwad demanded unpaid rent, asserting that under Civil Code §1945, the Bradburys’ payment after the lease expired had created a month-to-month tenancy. After a bench trial, the court concluded that the Bradburys had

rebutted §1945’s presumption that the parties agreed to continue the terms of their expired lease. That being the case, a judgment was entered for the Bradburys by the lower court.

Under §1945, after a lease expires, there is a presumption of a renewed tenancy on a month-to-month basis if rent is paid and accepted.

Ashirwad appealed. Jeannette Bradbury had testified at trial that she intended her payments as gifts in the spirit of friendship. The Court found Jeannette persuasive, given the context of the dispute. Since the Bradburys’ payments and Ashirwad’s acceptance of payments subsequent to the end of the lease were not sufficient objective proof of the parties’ intent to be bound to a month-to-month lease, Ashirwad’s claim was doomed.

The takeaway: Due to a lack of communication, the landlord’s belief that rent payments after the lease expired was incorrect because there were other facts in play. The Court of Appeal noted the curious and detrimental fact that Ashirwad had declined to communicate with the Bradburys much after allowing them to leave their equipment in the salon during the shutdown.

Either party could have given notice that payments subsequent to the lease term would be treated as assent

to a month-to month tenancy. Alternatively, Ashirwad could have asked in writing whether the Bradburys’ payments were to be applied to the remainder of rent from their early exit of the prior lease.

Perhaps Ashirwad’s posture was strategic. A careful reading of the facts in this case suggests the landlord was hoping to preserve a claim for accumulated unpaid rent that would be viable once the eviction moratoriums were lifted, without spoiling the opportunity to collect any rent in the meantime.

Whatever the case, ambiguity is a fickle fate, while communication and documentation can establish clear expectations and give all parties involved a foundation for reliable business decisions moving forward.

Baca v. Kuang

Who can say what compels a change of heart in a business relationship? Whatever the terms of an agreement, or indeed one’s subjective understanding of them, a responsible landlord must be mindful that actions are a more persuasive demonstration of intent than unexpressed beliefs.

In Baca v. Kuang, the Court of Appeal reversed an unlawful detainer judgment against a commercial tenant (Kuang) because the actions of his landlord (Baca) did not align with her expressed intent or support her interpretation of their lease.

Before getting into the particulars of the parties’ actions, a review of some rules would be helpful. A commercial lease can terminate upon expiration of the term provided in the lease. A lease can also terminate based on a

notice of termination of tenancy served by the landlord.

Civil Code §1945 gives tenants a “presumption of renewal,” meaning a landlord and tenant are assumed to have extended an expired lease on a monthto-month basis if the landlord accepts rent after the expiration of the tenancy. Landlords can defeat this presumption, but the burden is on them to do so, and with actual evidence.

The terms of the rental agreement are necessarily relevant to such evidence, since they provide context for how the parties should be expected to relate to one another, even after a lease expires, since it is common for lease terms to be constructed as security for the parties’ interests even after the conclusion of a tenancy.

Baca and Kuang weren’t the first to come into conflict over similar concerns around the presumption of renewal. The Court of Appeal reviewed three separate cases cited in Baca’s arguments supporting the lower court’s decision in her favor. Their review produced three concrete lessons for landlords when the time comes to ask a tenant to quit.

First, issuing a notice (assuming there is just cause to evict) is only the beginning, and a landlord’s actions afterward color the enforceability and validity of the notice. Second, when it’s time to quit, landlords must reject the rent consistently and refund it if tendered. Third, landlords must know their leasing terms well, since accepting rent after the end of a lease is what triggers the presumption of renewal.

Baca and Kuang had an ongoing agreement for years, with multiple amendments proposed and agreed upon. Baca was not ashamed to ask for more rent, and Kuang was satisfied enough to agree. The facts of the case don’t specify precisely what the source of the eventual conflict really was, but after eight years of business, Baca decided that Kuang needed to go.

Baca served a thirty-day notice terminating Kuang’s tenancy. Several days after the notice expired, Kuang tendered rent to Baca, which was deposited the same day and never refunded. The next day, Baca filed an unlawful detainer action contending that Kuang was holding over after the expiration of the tenancy.

After the action was filed in court, Kuang tendered rent pursuant to invoices sent by the landlord’s property management company for three additional months, which was deposited and never refunded.

Baca believed she was within her rights to accept rent during the pendency of the court action. The lease agreement had a “No Waiver Clause” and a “Holdover Damages Setoff, which she believed preemptively immunized the lease from §1945’s presumption of renewal.

Baca interpreted the lease as if she were allowed to take advantage of Kuang’s expectations after the termination notice was given, simply because her subjective intent was that Kuang would leave. The Court of Appeal disagreed, based on the relevant statute, the history between the two parties, and Baca’s own cited legal precedents, which clearly indicated that accepting rent was consent to a lease extension on a month-to-month basis.

The Baca Court found that §1945 does apply because Baca accepted rent from Kuang multiple times after the lease had expired. The Court found that in light of the §1945 presumption of a lease renewal, Baca consented to a month-tomonth tenancy.

Don’t be like Baca. Where circumstances permit a wily interpretation of a lease to yield some advantage to the landlord, often enough, courts will cut through cunning and point to bare facts and law that will hold parties accountable for their choices.

De Paolo v. Rosales

Generally, a resident manager is not a tenant with respect to landlord-tenant law in the traditional sense: you can evict

them when you fire them because they are employees. In California, once a resident-employee’s employment ends, so does their right of occupancy.

Creating a subsequent tenancy would require a separate agreement, controlled by the terms therein. Only then would the rules regarding eviction of tenants apply. On a separate but related note, California has a Tenant Protection Act that defines both tenancy and “just cause” for termination.

But roommates of property managers are not employees. Might a spouse or roommate acquire traditional tenancy rights by moving in with a residential manager? Perhaps. Rent as compensation for an employee does not, without additional evidence, automatically create traditional tenancy for anyone who lives with them.

Of course, landlords, employers, or landlord-employers may not devise schemes that undermine the purposes of both employment law and landlord-tenant law by cherry-picking desirable traits of either through an employment contract or a lease agreement. Employees may argue that their employment was terminated wrongfully, just as tenants may raise an affirmative defense to an unlawful detainer action. There are standards of proof and evidentiary burdens required in both cases.

In De Paolo v. Rosales, John De Paolo hired Jenny Rosales to be a resident manager on his property. He provided her with a unit as compensation for her labor. While she was working for John, Jenny moved her partner Richard into the unit. Richard had no separate lease, and both he and Jenny indicated to John that they were married.

A few years after her hiring, John decided that he no longer wished to employ Jenny, and he terminated her employment in a letter that also served as her thirty-day notice to leave the property. Since Jenny and Richard wanted to stay, they repeatedly attempted to pay John rent, and John repeatedly refused to accept their

WHAT TO DO IF A HOLDOVER TENANT PAYS RENT

The termination of a lease, whether residential or commercial, is rife with pitfalls for a landlord. One mistake that is easy for landlords to avoid is, following the termination of a lease, to not accept rent.

First enacted in 1872, Civil Code Section 1945 sets forth that where a lessee remains in possession of real property after the termination of the lease, but the lessor accepts rent from the lessee after the termination, there is a rebuttable presumption that the lease has been renewed on the same terms as before.

ACCEPTANCE OF RENT RENEWS THE LEASE EVEN IF THE LANDLORD DOES NOT INTEND IT

Recently, in a case titled Baca v. Kuang, a commercial landlord tried to overcome this rebuttable presumption by arguing that, despite the fact she had accepted rent after the termination of the lease, she did not intend to consent to a renewed tenancy and so the lease had not been renewed. Specifically, the landlord argued that although she intentionally kept the rental payments, she believed that she could do so without the tenancy renewing.

The trial court agreed and awarded the landlord possession, along with attorneys’ fees and holdover penalties totaling over $79,000.00. In making its decision, the trial court said, the landlord “never consented” to the tenant’s “continued possession,” and that the “‘rent’ payments were required under the lease in the event of a holdover after termination of the tenancy.”

The First District, however, disagreed noting that “[u]nder the plain language of section 1945” the issue is whether the landlord accepted rent, not whether the landlord “subjectively intended to create a holdover tenancy.” In fact, the Court found that the landlord’s “subjective intent” had “no bearing” on the interpretation of Section 1945. The landlord made other arguments that were specific to their lease with the tenant, but the Court brushed them all aside.

Importantly, as highlighted in Baca v. Kuang, if rent is accepted after the lease’s termination, it should be refunded immediately – the Court also distinguished that case from Kaufman v. Goldman, where the tenant kept submitting rent checks after the termination of the lease, but all of which were returned un-cashed, with the exception of one check that was mistakenly deposited and immediately refunded.

The lesson here for landlords is clear: Do not accept rent after the termination of the lease. It does not matter whether you think you are permitted to do so under your lease or the law, or whether you think the rent payments are a credit for holdover damages. If you accept rent after the lease’s termination, you run the risk a Court will find the lease has been renewed. If your tenant attempts to pay rent, do not cash it. Return it immediately.

The information contained in this article is general in nature. Consult the advice of anattorney for any specific problem. Thomas J. O’Brien is with Zacks & Freedman and can be reached at 415-956-8100.

payments. When John filed his unlawful detainer action, Jenny’s response indicated that she considered her firing a retaliatory eviction.

Jenny and Richard contested the action in court. Both the lower court and the Court of Appeal found in favor of John. Simply put, the attempt to pay rent did not and could not, in and of itself, “create” a tenancy for the former resident manager, Jenny, or her cohabitant, Richard. That would require an agreement apart from Jenny’s employment.

The State Tenant Protection Act did not protect Jenny and Richard, because neither one was ever a lawful tenant: Jenny was an employee, and Richard’s residence was derivative of hers. Jenny never did articulate the basis of her retaliation defense.

The takeaways for landlords who employ resident managers are fairly simple here. John did everything right.

1. Clearly establish in writing that an employment relationship, where housing is part of the compensation, is an employment relationship only.

2. Document the portion of rent that is compensation as wages each month.

3. Upon termination, deliver notice of eviction, whether in the same document or separately.

4. Refuse and refund any attempts to pay rent subsequent to the termination of employment.

5. Be prepared to prove that the termination of employment was proper so that your attempt to regain control of the premises will be lawful.

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 an associate attorney at Fried, Williams & Grice Conner, where he focuses on real estate and landlord-tenant law. He can be reached at 415-421-0100.

Leaf It Be

written by VARIOUS AUTHORS

Before you grab the pruners, know San Francisco’s rules for overhanging trees and sunlight disputes.

Q.A neighboring tree has grown so large that it extends over my building’s fence and blocks sunlight in my tenants’ garden. The neighbor has not trimmed it despite repeated requests. Can I trim the encroaching branches?

A. Under state law, you may trim branches or roots from a neighbor’s tree that encroach onto your property up to the boundary line. However, in taking these actions, you may not damage or kill the tree, and you cannot trespass onto your neighbor’s property to perform this task. That said, San Francisco has a specific tree law, known as the San Francisco Tree Dispute Resolution Ordinance (TDRO), codified in the Public Works Code, Article 16, Sections 820 through 829, which was first passed in 1988. The TDRO is meant to guide you through such a dispute. So, before you trim the encroachment, please consider this city law and what it requires.

Under the TDRO, you must first attempt an initial reconciliation with your neighbor: “A complaining party who believes in good faith that the growth, maintenance or location of a tree on the private property of a tree owner diminishes the beneficial use or economic value of his or her property because the tree interferes with the access to sunlight or views naturally accruing to the property, shall notify the tree owner in writing of these

concerns. The notification should, if possible, be accompanied by personal discussions to enable the complaining party and tree owner to attempt to reach a mutually agreeable solution.” Make this effort yourself.

If the initial reconciliation fails, the TDRO suggests mediation through the Community Boards of San Francisco. Community Boards is a dispute resolution service specializing in neighbor versus neighbor conflicts (communityboards.org). If mediation is not successful or the tree owner refuses to participate, the TDRO requires the preparation of a “Tree Claim,” which is a written statement to be included in an arbitration or civil court proceeding that contains the following:

• The nature and extent of the obstruction, including supporting evidence such as photographs.

• The physical location of the tree causing the obstruction.

• Any mitigating actions, such as tree trimming, that you propose to resolve the claim.

• Evidence of your efforts to resolve the claim through reconciliation and/or mediation.

Thus, your first step should be attempting the initial reconciliation. Don’t just trim the offending branches without taking and documenting this step. Make every reasonable effort to talk to your neighbor. If that fails,

consult with an arborist or other tree professional who can assist you with a demand for arbitration. Should your neighbor balk at arbitration, you can proceed to superior court to seek an order compelling your neighbor to trim the tree or you may trim the encroaching branches under state law provided you do not harm the tree or trespass onto your neighbor’s property. Yet before resorting to self-help, please consult with legal counsel to ensure you do not run afoul of either the TDRO or state law.

—Dave Wasserman

Q. There are a few service animals in my building. A tenant without a service animal has requested that I remove the carpet in common hallways because it triggers her allergies. Is this a reasonable accommodation?

A. A tenant’s request to remove carpet in a common area hallway may be considered a reasonable accommodation. A person with a disability is entitled to an equal opportunity to use and enjoy their home, including common areas of the premises. A tenant with severe allergies or asthma may be considered disabled under the California Fair Employment and Housing Act and the Americans with Disabilities Act.

Landlords in California are generally required to provide a habitable environment and may be required to remove carpet in a common area if it is a health risk. If a tenant requests the removal of carpet in the common areas or another accommodation, a landlord must engage in the interactive process to consider such requests. Denying a reasonable request or refusing to engage in the process may

Your Trash Costs are High

You’re tired of paying exorbitant overflow, push-pull and contamination fees to your waste hauler.

Your Property is in Chaos

Illegal dumping, abandoned mattresses, and trash on the floor is wreaking havoc at your property.

Your Tenants are Unhappy

You want to eliminate tenant complaints about messy, smelly enclosures and create a community people are proud to call home.

You Don't Mind the Smell

Your tenants are happy with the cleanliness and lingering odors coming from your trash enclosures.

You’re Prepared for Fines

You aren’t worried about the risk of city citations for improper sorting & overflow under SB 1383 regulations.

You Love Moving Bins

You prefer your maintenance team to spend their time cleaning chute rooms, moving bins, and managing missed pickups rather than handling high value repairs.

constitute housing discrimination based on disability.

As part of the interactive process, a tenant may provide documentation from a healthcare provider linking the carpet to their health issues, after which landlords should consider replacing it with hypoallergenic flooring. In the alternative, there are other options to address the issue, such as specialized high-efficiency particulate air (HEPA) filters, professional deep cleaning, or replacing carpet only in specific areas as opposed to all of the common areas. Keep in mind that the landlord’s duty is to provide a “reasonable accommodation,” which may not necessarily be the requested accommodation.

Pacific Coast Real Estate Inspections

Alterations or changes to the premises that cause an undue financial burden on the landlord or that fundamentally alter the property may not be considered to be “reasonable.”

Another consideration is the landlord’s duty to provide habitable premises, which includes safe and clean conditions. While there are no laws that specifically require carpets to be replaced, California landlords must provide and maintain rental units and common areas in a habitable condition under Civil Code §1941 and implied warranty of habitability case law.

Flooring is part of habitability if its condition creates health or safety hazards. Health and safety triggers that create a landlord’s responsibility to replace carpet or flooring are: Persistent mold, mildew, or water damage in carpet or padding; infestations (fleas, bedbugs) that are proven to originate or persist because of carpet condition; Unsafe conditions like severe buckling that causes trip hazards; and/ or excessive staining, odor, or deterioration that makes the unit uninhabitable or violates local housing codes.

—Rowena Gargalicana

Written by PAM MCELROY

Streetwise Strategies

Inside District Attorney Brooke Jenkins’s strategy to reduce property crime and strengthen neighborhood safety.

Public safety remains central to San Francisco’s economic recovery and the health of its commercial corridors. While recent data shows year-over-year declines in several categories of property crime, questions remain about what policies and partnerships are driving those results. In this Q&A with SF Apartment Magazine, District Attorney Brooke Jenkins discusses her office’s efforts to address car break-ins, organized retail theft, and open-air drug markets, as well as its collaboration with the San Francisco Police Department. D. A. Jenkins also outlines how enforcement strategies, retailer partnerships, and potential legislative reforms could shape public safety and economic confidence across San Francisco in the years ahead.

Pam McElroy: San Francisco reported continued year-over-year declines in property crime through 2025, particularly in regard to car break-ins and retail theft. Which actions by your office most directly contributed to those results?

District Attorney Brooke Jenkins: Since I took office in 2022, my office has worked closely with the San Francisco Police Department and other law enforcement agencies at all levels to make our city safer overall. Addressing car break-ins and retail theft was especially important as so many people were deeply impacted by those crimes.

From day one, I set a tone that all crime is illegal in San Francisco, and property crimes like car break-ins and retail theft would be taken seriously. I shared the public’s concern regarding businesses closing and their demand for action from law enforcement. Improved partnerships among law enforcement and community stakeholders, coupled with new investigative techniques and dedicated prosecutorial resources, have been working.

Working together, we were able to identify prolific offenders responsible for much of the crime we were seeing. We worked systematically to ensure that they and everyone else knew that if you came

to San Francisco to commit crime, you would be identified, arrested, and prosecuted.

McElroy: How has your partnership with SFPD helped improve public safety and deliver more successful outcomes for your office, the police department, and city residents?

D. A. Jenkins: Having a strong, working relationship and partnership with the San Francisco Police Department has been a game-changer for public safety in San Francisco. It is critical that law enforcement agencies work together to address the public’s concerns. Previous administrations have had either broken or antagonistic relationships with the SFPD and other important partners, which ultimately made our city less safe. Working together effectively, we have driven crime down to historic lows, and we are resolved to continue to do everything we can to keep our city safe.

The progress we have made is fragile and can be undone, so it is imperative that we continue working closely together. We will double down on the strategies that work while also remaining flexible in our approach so that we can stay one step ahead and be prepared to adapt to any problems that emerge.

McElroy: Your organized retail theft prosecutions expanded in 2025 alongside increased coordination with retailers and law enforcement. What changed operationally, and what outcomes are you now seeing on the ground?

D. A. Jenkins: Organized retail theft prosecutions expanded with funding from the state for a dedicated prosecutor and investigator. The dedicated funding has allowed us to deepen our relationships with stakeholders to improve reporting, evidence gathering, and, ultimately, prosecutions, especially of prolific offenders who we know drive a disproportionate share of the crime we are seeing. Looking forward, we expect to build on this work and focus more resources in not only disrupting retail theft but also dismantling the networks of fences and resellers that make this kind of crime appealing to some.

McElroy: Open-air drug markets remain a visible concern in neighborhoods like the Tenderloin and South of Market. What progress did your office make in 2025, and what enforcement or treatment gaps still exist in 2026?

D. A. Jenkins: Closing open-air drug markets and holding drug traffickers accountable continues to be a major priority for my office. We will continue to do everything we can to hold offenders accountable, including asking for pre-trial detention without bail. We are also committed to using every tool available to us, including the weight and arming enhancements approved by voters with the passage of Prop 36 in 2024. In addition to our work with SFPD and all local law enforcement agencies, I am committed to working with all levels of government to close open-air drug markets. Moving forward,

it is imperative that we keep the foot on the gas and continue to relentlessly pursue traffickers.

While we work on the enforcement side of the equation with traffickers, the City is also pursuing different approaches to users that will give them better chances at recovery to help break the cycle of addiction. Given how addictive and lethal fentanyl is, we need to create new pathways to treatment and recovery. While it’s important to learn the lessons from past drug crises, we also have to square up and confront the current drug crisis and adapt.

Our communities are suffering, and too many people are dying on our streets and off the streets. The time for more abstinencebased recovery options is here and now.

McElroy: Downtown recovery and neighborhood commercial corridors remain a major topic of discussion citywide. How does the District Attorney’s Office view its role in supporting economic revitalization through public safety?

D. A. Jenkins: Public safety and economic vitality go hand in hand. Public safety is foundational to economic recovery. A thriving downtown depends on people feeling safe to work, shop, visit, and invest there. My administration has prioritized addressing retail theft, drug markets, and qualityof-life crimes as essential to restoring confidence in downtown.

Small businesses and large retailers alike are critical partners in our public safety work. I spend a lot of time on merchant walks in commercial corridors across the city so that I can hear firsthand from small business owners about public safety trends and needs for each neighborhood. They are often the first to see patterns of crime, and their collaboration with law enforcement helps us build stronger cases and hold offenders accountable.

My office was awarded a $2 million grant that afforded us a designated retail theft prosecutor and investigator who focuses exclusively on complex retail theft cases across the city. They work directly with the business community and retailers from initial charging through trial or sentencing. We must hold organized retail thieves accountable while protecting local businesses and neighborhoods.

McElroy: Looking ahead, are there policy or legislative changes—at the City or state level—that you believe are necessary to address chronic quality-of-life crimes more effectively?

D. A. Jenkins: Protecting the safety of our communities requires laws that reflect the realities that prosecutors and law enforcement face every day. While my office will always work tirelessly within the framework of existing law, we must also

A Challenging Environment Has Created Unique Opportunities

Rising interest rates have had a significant impact on the San Francisco sales market. Experience and first hand knowledge navigating these tricky times matters most. We are not guessing… You shouldn’t be either!

Ready Design by

Written by KEN COFFLIN

A building’s fire safety performance depends on the high-rise engineers.

For most tenants, “the engineer” is the person who fixes a door, resets a breaker, or gets the HVAC back online. For building owners and property managers, that same person should be viewed very differently: as the operator responsible for keeping your high-rise’s fire and life-safety systems ready to perform on the day everything goes wrong.

San Francisco high-rises aren’t protected by good intentions or a stack of inspection reports. They’re protected by daily operational discipline; systems that are maintained, monitored, understood; and documented to support a real emergency response. That discipline, in most buildings, lives with the engineering staff.

Standard of Readiness

San Francisco’s codes place legal responsibility on the owner, but the work that proves compliance is happening where the building is actually operated: in the mechanical rooms, in the fire pump room, at the fire alarm panel, and inside the Fire Command Center.

That’s why engineering matters so much. In a high-rise, the difference between an incident and a catastrophe often comes down to whether systems behave as designed and whether the building can rapidly provide clear, accurate information to responding firefighters. Owners shouldn’t want a building that only “passes inspection.” They should demand a building that is ready, today.

Before an Emergency

Most high-rise problems don’t start with a single spectacular failure. They start small: a device in trouble that no one follows up on, a door that doesn’t latch closed, a stairwell that slowly becomes a storage area, a fire pump test that gets deferred, a recurring alarm issue that everyone learns to ignore. Over time, small issues become normal. Normal becomes dangerous.

A quality engineer prevents that drift. They keep critical life-safety systems in a constant state of readiness, and they ensure vendors not only show up but also produce complete, defensible results. In practical terms, the engineer is the person making sure the fire alarm and its voice functions operate the way the building expects, that sprinkler and standpipe

systems remain reliable, that emergency power works under a load, and that any smoke control interfaces or specialized systems are tested and understood, not just “on paper.”

Equally important is how the engineer manages impairments. Systems go offline in every building: planned shutdowns, modernizations, leaks, component failures, water interruptions. The difference between a well-run building and a risky one is how those impairments are controlled. A quality engineer treats every impairment as a managed event rather than a casual inconvenience. They document it, coordinate it, communicate it, put compensatory measures in place where needed, and verify restoration. That is real risk management, and it directly affects your liability exposure.

Documentation also plays a role, but not as paperwork for paperwork’s sake. During an inspection and during an incident, the building must be able to produce accurate information quickly. San Francisco’s annual high-rise inspection expectations make it clear that your building should have on-site records and operational information available for review and for use. The best engineers maintain those materials as living tools: current emergency plans, drill and training records, system test reports, and the building-specific references that allow someone to act decisively under pressure.

The Fire Command Center (FCC) is where all the above comes together. Owners sometimes view the FCC as a “required room.” In reality, it’s the cockpit of your building during an emergency. A quality engineer keeps it operational, orderly, and current so responding crews can use it immediately. When an alarm activates, firefighters are not looking for a binder buried in a cabinet, a missing key, or outdated instructions. They need reliable building intelligence fast. Engineers make that possible.

The Annual Inspection Owners sometimes treat the annual high-rise inspection like a test to cram

for. Whereas, high-performing buildings treat it like a routine confirmation of work already being done, with engineering staff proud of the results.

When engineering is strong, inspection day looks simple: records are current and on site; deficiencies aren’t repeated year after year; and the building can clearly explain how its systems function and how they’re kept reliable. In other words, the inspection becomes what it is supposed to be, an evaluation of readiness, rather than a stressful scavenger hunt.

For property management companies, this is where appreciation should become investment. If your engineers are constantly chasing vendors, hunting down paperwork, or trying to explain systems they were never trained on, that is not an engineering failure. It is a gap in ownership and management. Strong engineering performance requires adequate resources, clear authority, and consistent support.

During an Emergency

When a high-rise alarm activates, the first problem is not always fire; it’s uncertainty. What caused the alarm? Where is the incident? Is there water flowing? Are any systems impaired? Are elevators behaving as intended? Is smoke control in the correct mode? What access issues exist? What construction or hazards are on site?

In those first minutes, the engineering staff often becomes the most valuable source of technical truth. A quality engineer brings clarity to confusion. They can rapidly interpret alarm panel information, understand system status, communicate what is known and what is not, and provide the access tools and building intelligence firefighters need.

This is also where the engineer’s calm professionalism matters. The Fire Command Center can become noisy and chaotic with multiple radios, tenant calls, security activity, management pressure. A quality engineer keeps the environment usable. They stay precise, focus on facts,

and support the Fire Department’s operation without adding friction.

The engineer is not there to “run the emergency.” They are there to ensure the building supports the response: correct information, correct access, correct system behavior. They also need to have the ability to manage the secondary consequences that can escalate an event (e.g., crowding, false assumptions, communication failures, or cascading system issues).

What to Understand and Expect

If you own or manage a high-rise, your engineering team is part of your risk posture. They are your daily assurance that the building’s life-safety design remains real in the field. That deserves recognition, but also clear expectations.

A quality engineering operation should be able to demonstrate, at any time, that the building’s systems are operable, impairments are controlled, the Fire Command Center is ready for use, and critical records are current and accessible. They should be trained not just in maintenance, but in incident interface; how to work effectively with first responders and how to support your Fire Safety Director.

If you want fewer surprises, fewer repeat violations, fewer after-hours crises, and a stronger defense when something does happen, invest in engineering the way you invest in other critical building functions. In a high-rise, the engineer is not background support. They are the operational backbone of fire and life safety, and the difference between compliance on paper and performance when it counts.

Owner takeaway: Your engineers can’t support the SFFD effectively without a functional Fire Command Center (FCC Room) and complete on-site records. Use the checklist on page 34 to spot gaps before the next inspection or alarm.

Ken Cofflin is a retired SFFD Fire Marshal whose twentyseven-year career spanned roles as firefighter, inspector, captain, and head of the Bureau of Fire Prevention & Investigation. He now leads Code 403 LLC, a consulting practice that helps property owners navigate fire and building codes. For more information, visit code403llc.com

FCC & SFFD BINDER: QUICK READINESS CHECKLIST

USE THIS AS A SIMPLE READINESS AUDIT—ESPECIALLY AFTER STAFF TURNOVER, VENDOR CHANGES, OR SYSTEM UPGRADES.

FIRE COMMAND CENTER (FCC) ROOM

The below items allow responding crews and building staff to quickly interpret alarms, control systems, and make safe decisions.

CALIFORNIA FIRE CODE

BASELINE HIGH-RISE FCC FEATURES

• Emergency voice/alarm communication control unit

• Fire department communications system

• Fire alarm zoning annunciator panel

• Elevator annunciation (location/operational status)

• Air distribution/HVAC status indicators & controls

• Smoke control firefighter’s control panel (where smoke control is provided)

• Controls for unlocking stairway doors simultaneously

• Sprinkler valve and waterflow detector display panels

• Emergency/standby power status indicators

• Fire department telephone with controlled access to public system

• Fire pump status indicators

• Schematic building plans (core layout, egress, systems, barriers, fire dept access, etc.)

• Building Information Card (BIC) with building contacts, construction, egress, systems, hazmat basics, etc.

• Work table

• Generator supervision devices + manual start/transfer features

• Public address system (where required)

• Elevator fire recall switch

• Elevator emergency/standby power selector switch(es) (where provided)

• Master switch for unlocking elevator lobby doors (where applicable)

2025 SAN FRANCISCO FIRE CODE LOCAL FCC ADDITIONS

• Spare sprinkler stock (per NFPA 13)

• Elevator service company name + phone posted permanently

• Utility shut-off location map

• Public address system instructions (as applicable)

• Smoke control system procedures

• Sprinkler shut-off and standpipe isolation valve locations

• Emergency evacuation/relocation procedures (areas of refuge; occupants needing assistance)

• Hazardous materials inventory statement/management plan (when required)

• Approved fire alarm operational matrix and evacuation/relocation matrix

• Elevator Fire Recall keys (quantity/type to match building switches; organized as required)

WHAT’S IN YOUR “SFFD” BINDER?

The below records prove testing, readiness, and staff training—and prevent inspection-day scrambling.

• Facility Emergency Plan (kept current; updated when procedures change)

• Fire Safety Director Certificate (validity tracked)

• Fire Alarm UL Certificate (verified; not expired)

• Annual High-Rise Life Safety Training log

• Annual Fire Drill log

• Annual Fire Alarm test documentation (NFPA 72 testing scope evidence)

• UL Certificate for ERCES / Emergency Responder Communications (if installed)

• Sprinkler/Standpipe annual inspection records + 5-year certifications (as applicable)

• Fire pump test records (weekly/annual, as applicable)

• Emergency generator testing records (weekly/monthly, as applicable)

• Elevator emergency equipment & key operation inspection records (quarterly, as applicable)

• Exit and emergency lighting inspection records (quarterly, as applicable)

• Emergency exit and release device inspection records (annual, as applicable)

• Smoke control testing reports (semiannual/annual as applicable; integrated testing where required)

• Roll-up fire door annual test records (if applicable)

• Firefighter Air Replenishment System test records (if applicable)

• Special extinguishing system test records (kitchen, clean agent, etc., if applicable)

(Tip for owners: treat the binder like an “audit trail.” If it’s incomplete, you’re paying twice—once for the work and again for the confusion, rework, and enforcement exposure.)

Restoring Properties. Reviving Peace of Mind.

Whether you’re facing water damage, fire and smoke destruction, or hazardous mold growth, our certified, licensed experts are here to restore your property to its pre-loss condition swiftly and efficiently.

With over 30 years of combined experience, we utilize advanced techniques and state-of-the-art equipment to deliver exceptional results. We offer a complete range of restoration services designed to tackle even the most challenging situations, including:

• Emergency Services

• Water Damage

• Mold Remediation

• Fire & Smoke Damage

• Asbestos abatement,

• and more …

CALL FOR SUBMISSIONS: “TALES FROM THE CORRIDORS”

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

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

Power Play

written by PAM MCELROY

How small multifamily buildings can get off gas without expensive electrical upgrades.

Across California—and especially in the Bay Area—building electrification is quickly shifting from a niche sustainability topic to a practical question facing nearly every property owner. The trend is being driven by a mix of climate policy, public health research, and rapidly improving electric technologies.

For owners of small multifamily buildings, the challenge is clear: How do you transition away from gas systems without triggering costly electrical service upgrades?

Fortunately, the emerging electrification playbook for existing buildings is not simply “rip out gas and install bigger panels.” Instead, a combination of new regulations, efficient electric technologies, and smarter design strategies is allowing many buildings to electrify incrementally and affordably.

For San Francisco’s apartment owners, understanding these changes can help avoid surprises and potentially turn compliance into an operational upgrade.

The Policy

Electrification isn’t just a technology trend; it is increasingly embedded in policy.

In 2023, the Bay Area Air Quality Management District adopted rules that will phase out the sale of gas-fired space and water heating equipment over the next decade. Beginning in 2027, newly sold residential water heaters must meet zeroNOx emission standards. By 2029, similar standards apply to furnaces, and by 2031, they extend to larger commercial water heaters often found in multifamily buildings.

These rules do not require owners to replace working gas appliances immediately. Existing systems can continue operating until the end of their useful life. But once equipment fails, the replacement options will increasingly shift toward electric technologies such as heat pumps.

The environmental rationale is significant. Gas appliances in buildings are a major source of nitrogen oxide pollution—a contributor to smog and respiratory illness—and regulators expect the new rules to substantially reduce emissions and associated health impacts across the region.

At the same time, San Francisco continues to advance its own building decarbonization policies. In 2024, the city adopted an all-electric major renovations requirement that applies

when projects include both significant structural work and replacement of space or water heating systems. When those conditions are met, the renovation must install electric equipment rather than new gas systems. For owners of existing rental properties, this means electrification is no longer only a future policy discussion—it is already becoming part of the permitting landscape for large-scale renovation projects.

For owners of existing rental properties, this combination of regional and local policy means electrification is not a distant possibility. It is an approaching operational reality.

The Panel Upgrade Myth

One of the biggest perceived barriers to electrification is the fear that switching from gas to electric equipment automatically requires a major electrical upgrade.

For older multifamily buildings, this concern is understandable. Many were designed decades ago with limited electrical capacity. Traditional electric appliances—particularly resistancebased heating systems—can draw significant power, and upgrading the electrical service can cost thousands of dollars and require coordination with utilities and extensive permitting.

But panel upgrades are not always necessary, according to Nik Kaestner, Senior Building Decarbonization Coordinator at the San Francisco Department of the Environment. He points to a design philosophy known informally as the “Watt Diet.” The idea is simple:

instead of replacing gas appliances with the most power-hungry electric alternatives, property owners can reduce overall electrical demand through equipment choices and smarter system design.

“Power-efficient design is about doing more with less,” Kaestner explains. Rather than assuming every appliance will run at full power simultaneously, modern electrification strategies look at actual building demand and select equipment accordingly. The result is often a retrofit that stays within existing electrical capacity.

Rethinking Electrical Demand

One of the most overlooked opportunities in electrification is simply calculating electrical load differently. Traditional electrical load calculations often assume

a worst-case scenario: every appliance running at maximum output at the same time. In reality, that rarely happens in residential buildings.

California electrical codes allow an alternative method that considers actual demand patterns over time, which can reveal that a building already has sufficient capacity to add electric appliances without a panel upgrade.

This is why electrification advisors have become an important part of the retrofit process. By analyzing energy use and electrical demand, they can often identify pathways to electrification that avoid costly infrastructure changes.

Better Electric, SF Environment’s building electrification resource pages,

maintains lists of qualified advisors who help property owners develop customized electrification plans, identify incentives, and coordinate equipment upgrades.

For many owners, the process begins with a simple question: What can we electrify first without triggering a major electrical project?

The Rise of 120-Volt Appliances

A major reason electrification is becoming easier for existing buildings is the rapid development of 120-volt electric appliances. According to Kaestner, several new 120-volt electric appliances are making electrification feasible in buildings that lack 240-volt circuits.

Traditional electric equipment often required 240-volt circuits, which are common in newer homes but less available in older apartment buildings. Today, manufacturers are introducing efficient appliances that operate on standard outlets.

Several technologies are leading this shift:

Induction Cooking

Induction cooktops use electromagnetic fields to heat cookware directly rather than heating a metal burner first. This approach is faster and more efficient than traditional electric-resistance stoves, while also improving indoor air quality by eliminating combustion. Newer 120-volt induction models allow many kitchens to switch from gas cooking without requiring new wiring.

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

• 24/7 Emergency & Catastrophe Response

• Water, Fire & Smoke Damage Mitigation

• Mold & Environmental Remediation

• Biohazard & Hazardous Material Cleanup

• Full-Service Reconstruction

RAPID RESPONSE RESTORATION

SERVICES Emergencies affect more than property — they affect residents. ATI provides immediate 24/7 response with national strength and local commitment to protect residents and restore multifamily properties.

SFAA is currently participating in the Bay Area Air District’s Implementation Working Group for Rule 9-4, which will phase out the ability to purchase natural gas-powered furnaces by 2029.

The Implementation Working Group is convening throughout 2026 to discuss issues, challenges, and solutions related to future implementation of Rule 9-4.

SFAA is working to communicate the many challenges that are associated with converting San Francisco’s aging multi-family housing stock to electric appliances.

Heat Pump Water Heaters

Water heating is often one of the largest energy loads in a building. Heat pump water heaters use ambient air to heat water and can be three to four times as efficient as gas water heaters, according to Kaestner. Some newer models operate on standard circuits and can be installed with minimal electrical work, particularly when paired with split-system designs for tight spaces.

Heat Pump Laundry Equipment

Laundry appliances are often overlooked in electrification plans, but newer heatpump dryers and washers use far less energy than conventional models. Many plug directly into standard outlets and eliminate the need for gas dryer vents.

Low-Power HVAC

Heating and cooling systems traditionally required high electrical loads, but newer heat pump technologies are beginning to change that equation. One example is the emergence of window-mounted heat pump systems, which provide both heating and cooling through a compact unit installed in a window opening.

JEAN NADOLNE

Business Development Manager

Cell: (510) 459-1301

24/7 Live Support: (510) 429-5000

recognize when legislative changes are necessary to strengthen public safety.

We need to ensure that prosecutors have the full set of tools in our toolkits to hold offenders accountable, protect victims, and prevent repeat harm to our communities. Thoughtful reforms to California law can help close gaps that make it harder to intervene by preventing crime from happening in the first place, addressing organized crime, and supporting vulnerable victims.

Looking ahead into this legislative session, I am sponsoring two pieces of legislation that prioritize the safety of the public and victims of crime:

I am working with Assemblymember Matt Haney on AB 1897: a bill that proposes reforms to California’s Mentally Disordered Offender commitment law. The legislation seeks to clarify and strengthen the legal standard used to determine whether individuals with severe mental disorders who committed crimes should remain in treatment through the state hospital system while on parole.

I am also working with Assemblymember Catherine Stefani on AB 2052: a procedure reform aimed at better protecting vulnerable victims—particularly survivors of domestic violence, sexual assault, stalking, and elder abuse—by strengthening enforcement of protective orders and improving court processes in related cases.

One of my remaining focus areas is reforming mental health diversion. We must ensure that diversion programs are reserved for individuals where treatment and rehabilitation are realistic, supervision is meaningful and strict, and victims of crime and public safety are prioritized. California’s mental health diversion law was created with the right goal—getting people into treatment instead of our prison system—but in practice, it has allowed far too dangerous offenders into the program and left prosecutors without

the tools we need to protect public safety, and as a result, the system has become a revolving door for some of our most dangerous offenders.

We need reforms that prioritize stricter standards for diversion, greater investment in treatment on demand, and locked mental health facilities so that individuals can receive the care they need to truly rehabilitate themselves while we keep our communities safe.

McElroy: What’s your favorite way to spend a day off in San Francisco?

D. A. Jenkins: On days off, I love to spend time with my children. I often have evening events and don’t get home until later, so I really enjoy spending good quality time with them on days off. I have a nine-year-old and a six-year-old, so they keep me pretty busy. They are also both involved in sports, so there are lots of games and practices all over the city.

Pam McElroy is the editor of SF Apartment Magazine.

Background

sfaa2026calendar

sfaa 2026

April

WEDNESDAY APRIL 1

Deadline to file Form 571-L Business Personal Property Statement: sf.gov.

MONDAY, MAY 4

Board of Directors Meeting 11:30 a.m.

MONDAY, APRIL 6

Board of Directors Meeting 11:30 a.m.

FRIDAY, APRIL 10

Deadline to pay the 2nd installment of property tax bills to the Tax Collector’s Office: sftreasurer.org

May

MAY 6TH Mold Matters 10am-11am

Zoom webinar $40 members $80 non members

MAY 21TH

Landlord 101 Part II 10am-1pm

Zoom webinar

$65 members $135 non members

SUNDAY, MAY 31

Business registration renewal deadline for owners of 4+ unit buildings.

MAY 14TH

Landlord 101 Part I 10am-1pm Zoom webinar $65 members $135 non members

WEDNESDAY, APRIL 15

Virtual Member Meeting

Practical Tips On Handling Mold & Proposed Water & Sewer Rate Increase

Sponsors: EV Plugbox & Rentals, Inc.

TUESDAY, MAY 19

In Person Member Meeting

Jewish Community Center 3200 California Street

- 2026 Local Mid Term Election

- Mental Health Resources: Guiding Landlords in Assisting Tenants

- Landlord Attorney Panel

Sponsors: Copper Home: Electric & Induction Ranges & BluSky Restoration Contractors

SFAA office will be closed Monday, May 25, 2026 in observance of Memorial Day.

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

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

Please note that the maximum you can charge a tenant for screening services is $65.86.

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

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

ALLOWABLE RENT INCREASES

2026 - 2027: 1.6%

Effective March 1, 2025 through February 28, 2026, 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.

INTEREST ON DEPOSITS

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

INTEREST ON DEPOSITS PERIOD AMOUNT

03/1/26 - 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%

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.

7

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 .7%

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

SAN FRANCISCO RENT BOARD

25 Van Ness Avenue #700 San Francisco, CA 94102 415-252-4600 www.sfgov.org/rentboard

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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.

RENT BOARD FEE COLLECTABLE FROM TENANTS

servicessfaaprofessionaldirectory

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

WITHME

Kaileen Santos 714-476-6059

kaileen.santos@withme.com

ARCHITECTURE

OPENSCOPE STUDIO ARCHITECTS

Mark Hogan 415-891-0954 www.openscopestudio.com

Q ARCHITECTURE

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

ASSOCIATIONS

PROFESSIONAL PROPERTY MANAGEMENT ASSOCIATION

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

ATTORNEYS

BORNSTEIN LAW

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

BRETT GLADSTONE

Brett Gladstone 415-3945188 bgladstone@g3mh.com

CHONG LAW

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

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

LAW OFFICE OF JULIANA E. PISANI

Juliana Pisani 415-800-7562 Juliana@jpisanilaw.com

Italian

LAW OFFICES OF LAWRENCE M. SCANCARELLI

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

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

MASTROMONACO REAL PROPERTY LAW GROUP

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

MICHAEL MCLAUGHLIN

Michael McLaughlin 415-655-9753 onboarding@msllp.law

WWW.MSLLP.LAW NIXON PEABODY

Ashley Klein 415-984-8390 aklein@nixonpeabody.com nixonpeabody.com

NIVEN & SMITH

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

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 650-393-5862 www.edsinger.net

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

TRN LAW ASSOCIATES

Tiffany R. Norman 415-823-4566 tiffany@trnlaw.com www.trnlaw.com

UTRECHT & LENVIN, LLP

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

WASSERMAN

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

WIEGEL LAW GROUP

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

ZACKS & FREEDMAN, PC

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

ZANGHI TORRES ARSHAWSKY, LLP

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

BEDBUG DETECTION

CROWN & SHIELD PEST SOLUTIONS-PREMIER

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

PREMIER CANINE DETECTION

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

COMMERCIAL/RETAIL LEASING SERVICES

BLATTEIS REALTY CO.

David Blatteis 415-981-2844

www.sfretail.net

CONSULTANTS

AMY HULL CONSULTING LLC

Amy Hull 415-450-5809 amyhullconsults@gmail.com

CODE 403 LLC

Ken Cofflin 415-793-6702 ken@code403llc.com www.code403llc.com

CONSULTANTS:

PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

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

CONTRACTORS

C & J’S CUSTOM BUILDS INC.

Caleb Wyman 415-209-8439

caleb@c-jcustombuilds.com www.c-jcustombuilds.com

GIULIANI CONSTRUCTION & RESTORATION

Alicia Perez 650-422-1685 aperez@giulianiconstruction.com

CORPORATE RENTALS

AMSI

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

CREDIT REPORTING

INTELLIRENT

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

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

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

FAÇADE INSPECTIONS

Katherine Kim Consultants

Katherine Kim 415-846-2574 kathi.kim@mcconsultants.com www.mcconsultants.com

EXTERIOR INSPECTIONS

DR BALCONY

Omid Ghanadiof 805-312-8508 omid@drbalcony.com www.drbalcony.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 415-279-6113 www.sfescapeartists.com

GREAT ESCAPE SERVICES

Terry Walsh 415-566-1479 www.greatescapeservice.com

FIRE PROTECTION CONTRACTORS

A-TOTAL FIRE PROTECTION COMPANY, INC.

Monte L. Osborn, CEO Tyler Osborn, CFO 530-672-8495 accounting@atotalfireprotection.com www.atotalfireprotection.com

AEC ALARMS

SFfire@aec-alarms.com

628-208-0188

AURA FIRE SAFETY Lo Choe 415-333-2588 lo@aurafiresafety.com

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

TRASH SCOUTS

Pedrito Gella 510-788-0462 pedrito@trashscouts.com www.trashscouts.com

VALET LIVING

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

HEATING GRADIENT

Peter Dumanian 650-533-4430 peter.dumanian@gradientcomfort.com www.gradientcomfort.com

HUMAN RESOURCES

INTERSOLTUTIONS, LLC jhong@intersolutions.com

INSPECTIONS

DECK CHECK WOOD BALCONY & STAIRS INSPECTIONS

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

PACIFIC COAST REAL ESTATE INSPECTIONS

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

INSURANCE COMPANIES

ACRISURE INSURANCE

P.J. Tradelius 415-436-9800

ptradelius@acrisure.com www.acrisure.com

ARM MULTI INSURANCE SERVICES

Lisa Isom 866-913-6293

www.arm-i.com

BARBARY INSURANCE BROKERAGE

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

GORDON ASSOCIATES INSURANCE SERVICES

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

LAUNDRY EQUIPMENT

WASH MULTIFAMILY LAUNDRY SYSTEMS

Adrian Gomez 650-340-8054 adriang@washlaundry.com

LENDING / FINANCIAL SERVICES

CHASE

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

EAST WEST BANK

Rita Kwan 628-249-6641 rita.kwan@eastwestbank.com

JPMORGAN CHASE

Ingrid Marlow 415-722-0050 ingrid.marlow@chase.com

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

GREENTREE MAINTENANCE

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

MAVEN MAINTENANCE, INC.

Craig Lipton 415-829-2207 www.mavenmaintenance.com

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

MARKETING

APARTMENT LIST

Sarah Mettler 914-729-4695 smettler@apartmentlist.com

OPINIION

Evan Reyne 855-330-9980 evanr@opiniion.com

PAINTING CONTRACTORS

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

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

KRUIT PAINTING, INC.

Pieter Kruit 415-254-7818

www.kruitpainting.com

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 415-926-1900 stevo.lacy@gmail.com

TARA PRO PAINTING INC.

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

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 650-678-2300 mitchg@bannerpc.com

CROWN & SHIELD PEST SOLUTIONS-PREMIER

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

PESTEC

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

PLUMBING

& HEATING

ARCH PLUMBING INC.

Elif Baskalayci 415-715-7837 elif@archplumbinginc.com

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

DIABLO PLUMBING

Derek Ontiveros 925-255-1340 service@diabloplumbing.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

PROPERTY MANAGEMENT

1424 JONES STREET LLC

Jeffrey D. Figone 650-445-5720

2B LIVING

Brooks Baskin 650-763-8552

brooks@twobliving.com www.twobliving.com

ABACUS PROPERTY MANAGEMENT

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

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 650-515-5483 anna@alpine-mgt.com

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

ARTAL PROPERTIES

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

AYS MANAGEMENT

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

BANCAL PROPERTY MANAGEMENT

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

BAY PROPERTY GROUP

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

BAYVIEW PROPERTY MANAGERS

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

BEAM PROPERTIES, INC.

Darius Chan 415-254-8679 darius@sfbeam.com

BELL PROPERTIES, INC.

Brian LeBow 415-406-2000 admin@bellprop.com

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

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 (650) 255-5273 info@cecchinirealty.com

CENTERSTONE PROPERTY MANAGEMENT Ron Erickson 415-626-9944 rjerickson@sbcglobal.net

CIRRUS ASSET MANAGEMENT Paolo Pedrazzoli 818-808-3530 ppedrazzoli@Cirrusami.com

CITIBROKERS REAL ESTATE, INC. Jason Abbey (415) 221-5000 Jason@citibrokersrealestate.com

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

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

DEBBIE LAMICA MANAGEMENT Debbie Lamica 415-215-7594 drlamica@yahoo.com

DEWOLF REALTY COMPANY William Talmage 415-340-3880 btalmage@dewolfsf.com

ECLIPSE PROPERTY MANAGEMENT Terence Tom 510-865-8700 ttom@eclipsepm.net

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 408-320-6565 pemami@gmail.com

GOLDEN GATE PROPERTIES

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

GREENTREE PROPERTY MANAGEMENT

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

GM GREEN REAL ESTATE INC.

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

GREENE REALTY GROUP

Brian Greene 415-613-2776 brian@go-greene.com www.go-green.com

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

KEYOPP PROPERTY MANAGEMENT

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

LAUREL PROPERTIES

Julie Aviles 415-922-2178 julieaviles1971@gmail.com

LEGACY PROPERTY MANAGEMENT OF SILICON VALLEY

Eric Lozano 925-940-7626 eric@llrpm.com

LINGSCH REALTY

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

LITKE PROPERTIES, INC.

Jeff Litke 415-922-0179 jeff@litkeproperties.com www.litkeproperties.com

LUCAS & COMPANY

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

LUMINOR REAL ESTATE

Steven Zhang 415-577-2958 steven@luminorsf.com www.luminorsf.com

M PROPERTIES

Mark Mangampat

mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MAVEN MAINTENANCE, INC.

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

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

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

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 415-810-4402 burnsho@aol.com

ORVICK MANAGEMENT GROUP

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

PACIFIC REALTY

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

PAUL LANGLEY COMPANY

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

PDC REAL ESTATE & RENTALS

Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com

PEAK REALTY GROUP

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

PILLAR CAPITAL REAL ESTATE

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

PIP INC./SFRENT

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

PODESTO PROPERTIES

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

PONTAR REAL ESTATE

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

THE PRADO GROUP, INC.

Andrea Hayes 415-395-0880 frontdesk@pradogroup.com

PRIME METROPOLIS PROPERTIES, INC.

Tom Chan 415-731-0303 tomchan@pmp1988.com

PRIME RESIDENTIAL-BRICK & IRON

Elif Kimyacioglu 415-445-2577

Elif.Kimyacioglu@primegrp.com

PRO EQUITY AM

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

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

ROCKWELL PROPERTIES

Mark Kaplan 415-398-2400 propertymanagement@rockwellproperties.com

RUTHERFORD MANAGEMENT COMPANY Jenesys Rodriguez 925-286-7750 jrodriguez@rutherfordliving.com

RYEBREAD PROPERTIES, INC. Ryan Siu 415-385-8891 ryan@ryebreadproperties.com www.ryebreadproperties.com

SALMA & COMPANY Ryan Salma 415-931-8259 propertymanager@salma-co.com www.salma-co.com

SAVAGE REALTY GROUP Norma or John Sayage 650-346-9480 sayagerealtygroup@compass.com

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

SIGNATURE REALTY PROPERTY MANAGEMENT

Paul Montalvo 650-364-3167 paul@paulmontalvo.com 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 415-377-7571 tony@towerrents.com

UNITY HOMES

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

VERTEX PROPERTY GROUP

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

VESTA ASSET MANAGEMENT

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

VIVE REAL ESTATE

Mharla Ortega 415-495-4739 x1010 mharla@letsvive.com www.letsvive.com

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 415-269-0689 sfboggsz@yahoo.com

WOODS FAMILY INVESTEMENTS LP James Ward 415-725-2981 jw@woodsfamilyinvestmentslp.com

YMPG

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

YOHO PROPERTY MANAGEMENT INC. Lyman Chao 415-840-5699 lyman@lymanchao.com

ZIPRENT

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

PROPERTY MANAGEMENT

SOFTWARE

APPFOLIO

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

PROPERTY ATLAS

Serina Calhoun 415-419-8842 serina@mypropertyatlas.com www.mypropertyatlas.com

YARDI

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

REAL ESTATE APPRAISALS

WATTS, COHN & PARTNERS, INC

Mark Watts 415-990-0025 mark@wattscohn.com

REAL ESTATE

BROKERS & AGENTS

BERKSHIRE HATHAWAY

COMMMERCIAL BROKERAGE

Shaban Shakoori 415-518-9269 shaban@residentialsf.com www.residentialsf.com

BERKSHIRE HATHAWAY

FRANCISCAN PROPERTIES

Edward Milestone 415-994-5969 MilestoneRealEstateSF@gmail.com

BIG TREE PROPERTIES

Evan Matteo 415-305-4931 evan@bigtreeproperties.com

BRICK & MORTAR REAL ESTATE SERVICES

Eyal Katz 415-990-6762 eyal@brickandmortarsf.com

CHUCK & ASSOCIATES

Kevin Chuck 415-595-5832 chuckassoc@gmail.com

COLDWELL BANKER COMMERCIAL Dimitri Drolpas 415-531-9659 dimitridrolpas.com

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

COLLIERS INTERNATIONAL Dustin Dolby 415-788-3100 dustin.dolby@colliers.com

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

COMPASS

Tim Johnson 415-710-9000 tim.johnson@compass.com www.timjohnsonsf.com

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

COMPASS COMMERCIAL BROKERAGE John Antonini 415-794-9510 john@antoninisf.com COMPASS Chris O’Connor 415-246-9764 chris.oconnor@compass.com www.sfrealproperties.com

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

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

COMPASS COMMERCIAL Mirella Webb 415-640-4133 mirella.webb@compass.com

COMPASS-NOB HILL

Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com

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

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 415-370-7077 jason@iconsf.com

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

KILBY STENKAMP-VANGUARD PROPERTIES

Kilby Stenkamp 415-370-7582

MARCUS & MILLICHAP

Sanford Skeie 415-625-2153 www.marcusmillichap.com

MAVEN COMMERCIAL

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

THE MEZA GROUP AT SOTHEBY’S INTERNATIONAL REALTY

Christopher Meza 415-794-5194 cmeza@me.com chrismeza.com

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

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

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 415-317-7011 tchanhomes@gmail.com

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 415-595-5832 chuckassoc@gmail.com

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

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

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

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT)

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

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

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

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

SFFDNERT@sfgov.org

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

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

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sfaa 2026

What You Need to Know

IN-MEMBER MEETING

TUESDAY, MAY 19

MEETING SPONSORS: Copper Home: Electric Induction Ranges Bluesky Restoration Contractors

VIRTUAL MEMBER MEETING

WEDNESDAY, APRIL 15

VIRTUAL MEETING

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

TOPICS: Practical Tips on Handling Mold Proposed Water and Sewer Rates Increase

MEETING SPONSORS: EV Plugbox and Rentals Inc.

WEDNESDAY, JUNE 17

PRERECORDED MEETING

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

TOPICS:

Landlord Attorney Panel

Do’s and Don’ts of Maintenance Requests Proper Service of Notices

MEETING SPONSORS: Gaetani Real Estate and Watchtower Security

WEDNESDAY, JULY 15

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

TOPICS: Landlord Attorney Panel Rent Board Updates Case Studies on The Electrification Project Efficient and User-Friendly Services

MEETING SPONSORS: Greentree Property Management

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 415-661-3860 michelle@rentraisers.com

REAL MANAGEMENT COMPANY

Melinda Greene 415-230-8895 www.RMCsf.com

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

RENT REPORTING

CREDHUB Chris Dukelow 206-419-1975 cdukelow@credhub.com www.credhub.com/california-2/ RENTAL LISTING SERVICES

ABODE SERVICES Jennifer Criddle 510-593-5474 jcriddle@abode.org www.abode.org

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

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

MQ INVESTMENTS Min Qiu 650-336-3568 mqinvestmanage@gmail.com

RESIDENTIAL

mahesh@brownpatki.com www.brownpatki.com

HRH REAL ESTATE SERVICES CORPORATION

SF CITY RENTS

Tracy Ballard 415-797-8296

tracy@sfcityrents.com www.sfcityrents.com

STRUCTURE PROPERTIES

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

VERTEX PROPERTY GROUP

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

ROOFING

CAL STATE ROOFING

Noah Choi 415-954-2278 calstateroof@gmail.com

SECURITY

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

SWIFTLANE

Jennifer Torres 888-292-1394 jtorres@swiftlane.com www.swiftlane.com

WATCHTOWER SECURITY

Ryan Golomski 720-585-9127 rgolomski@watchtower-security.com

SECURITY DEPOSITS

SWIFTLANE

Jennifer Torres 888-292-1394 jtorres@swiftlane.com www.swiftlane.com

THE GUARANTORS

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

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION

Behnam Afshar 510-595-1994 x101 www.baiconstruction.com

CONNOR DALY CONSTRUCTION

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

HCG ASSOCIATES, INC.

Darrel W. Harris 415-722-9290 darrel@hcgassociates.com www.hcgassociates.com

ONE DESIGN, INC.

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

WEST COAST PREMIER CONSTRUCTION, INC.

Homy Sikaroudi, PhD, PE 510-271-0950 www.wcpc-inc.com

STAFFING

BG MULTI-FAMILY

Shannon Valentino 714-654-9498 svalentino@bgmultifamily.com

INTERSOLUTIONS LLC

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

AD INDEX

STUDENT HOUSING

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

SUBMETERS

LIVABLE

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

TENANT PLACEMENT & LISTING

STRUCTURE PROPERTIES

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

WATER CONSERVATION SERVICE

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

WATER DAMAGE SERVICE

BLUCAL

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

BLUSKY RESTORATION CONTRACTORS

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

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

510-807-2473 jnuno@pro-carerestoration.com www.pro-carerestoration.com

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

sfaa sfaa 2026 membership application

Peter Dumanian of San Francisco-based Gradient says the key advantage is simplicity.

“By using 120 volts, our window heat pumps can be plugged into a standard wall outlet,” he explains. “That avoids the cost of bringing 240-volt service into the unit and allows us to work with the existing electrical infrastructure in many apartment buildings.”

The installation process is dramatically faster, taking as little as forty-five minutes per unit, according to Dumanian.

Managing Power

Another emerging strategy in electrification is load management. Rather than increasing electrical capacity, buildings can manage when appliances operate.

Examples include:

• Staggering appliance use to avoid simultaneous peak demand

• Using smart panels or load-sharing devices that allocate power between appliances

• Installing combination appliances that perform multiple functions on a single circuit

San Francisco Apartment Association

For example, some circuit-sharing devices allow an electric vehicle charger and a dryer to operate on the same circuit without exceeding electrical limits. These approaches are increasingly common in new building designs but are also proving useful in retrofit projects where electrical capacity is constrained.

Phased Electrification

For many property owners, the most practical approach is phased electrification. Instead of converting an entire building at once, owners replace gas appliances with electric alternatives as equipment reaches the end of its useful life.

2026 Spring Night Series Schedule & Registration Information

Maintaining the

PMR106 Budget Development and Implementation* 6/17/2026 6PM-9PM $85.00 $100.00 PMR107 Fair Housing: It’s the Law 6/24/2026 6PM-9PM $85.00 $100.00

PMR108 Professional Skills for Supervisors* 6/17/2026 6PM-9PM $85.00 $100.00

Class Location : Via Zoom every Wednesday evening. Upon registration the Zoom link will be emailed to the student, course material will be provided each week.

*Please note that PMR 106 and 108 will be held on the same day.

Register online at: www.sfaa.org Call: 415-255-2288 x110 Email: maria@sfaa.org

Instructor: Michelle Horneff-Cohen Does not include the $75 CCRM application fee.

This strategy aligns well with both policy and financial considerations.

Electrification advisors often help owners develop a long-term plan that anticipates future replacements and ensures early decisions don’t create complications later.

For example:

• Installing a heat pump water heater when a gas unit fails

• Switching to induction cooking during kitchen upgrades

• Replacing window air conditioners with heat pump units

Over time, these incremental upgrades can move a building toward electrification without requiring large upfront investments.

Incentives and Financial Support

Electrification projects are also supported by a growing network of incentive programs.

Regional programs such as BayREN BAMBE and TECH Clean California, along with local programs through CleanPowerSF, provide rebates

and bill credits for installing efficient electric equipment.

These incentives typically do not cover the full cost of a project, but they can significantly reduce upfront expenses— especially when upgrades are timed with planned equipment replacements.

CleanPowerSF, for example, offers bill credits for several years after installing qualifying electric appliances, improving the operating economics of electrified buildings.

Smaller multifamily buildings may also have an advantage when it comes to incentives. Properties with one to four units can often qualify for the same electrification rebates and programs available to single-family homes, which can significantly reduce upgrade costs. Owners looking to explore available programs and technical guidance can also visit betterelectric.org, which provides Bay Area–specific resources for electrification projects.

As Kaestner notes, incentives tend to fluctuate as funding cycles change. Working with an electrification advisor can help owners identify the most advantageous timing for upgrades.

The Tenant Experience

Electrification isn’t only about regulatory compliance or environmental performance. It can also improve the tenant experience.

Modern electric appliances offer several advantages over traditional gas systems:

• Improved indoor air quality: Eliminating gas combustion reduces indoor pollutants associated with respiratory illness.

• Enhanced safety: Electric appliances remove the risk of gas leaks or combustion-related fires.

• Greater comfort: Heat pumps provide both heating and cooling with consistent temperature control.

• Convenience: Induction stoves heat faster and are easier to clean.

These benefits can also translate into marketing advantages for rental properties, particularly as tenants become more aware of health and sustainability issues.

A Practical Path Forward

For San Francisco’s multifamily property owners, electrification no longer needs to be viewed as an all-or-nothing proposition. The combination of new technologies, evolving regulations, and smarter design strategies is creating a more flexible path forward.

Rather than waiting for a costly electrical upgrade to become unavoidable, owners can begin planning now—identifying which systems will need replacement in the coming years and exploring electrification options that fit their building’s capacity.

The trend is clear: the next generation of apartment buildings will run increasingly on electricity rather than gas. The good news is that many of them will get there without ever replacing the electrical panel.

Pam McElroy is the editor of SF Apartment Magazine.