SF Apartment Magazine February 2026

SF APARTMENT

NATALIE DREES

SF APARTMENT magazine

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,

Marina Franco, Craig Greenwood, Andrew Long, James Sangiacomo, Dave Wasserman

VOLUME XXXVII NUMBER 2 FEBRUARY 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.

Relocation Racket

SFAA challenges two City ordinances, which impose inspections, fines, and costly tenant relocation mandates.

In January, the San Francisco Apartment Association filed suit against two ordinances recently passed by the City and County of San Francisco.

In September, the San Francisco Board of Supervisors approved the “Unauthorized and Rent-Controlled Dwelling Units” ordinance sponsored by Supervisor Myrna Melgar. The law became effective on October 5, 2025.

The ordinance requires property owners who apply for a permit from the Planning Department to disclose the presence of any unpermitted units on their property. It subjects owners to fines of up to $150,000 for misrepresentation of the tenant history at the property, and it requires an inspection of the property by the City.

SFAA’s lawsuit alleges that the ordinance violates the U.S. and California Constitutions’ protection against unreasonable searches and seizures, in

addition to being preempted by the Ellis Act.

SFAA’s lawsuit also challenges Supervisor Chyanne Chen’s “Tenant Protections Related to Residential Demolitions and Renovations” law. Supervisor Chen’s ordinance rehashes several ideas that were previously found illegal in SFAA-related lawsuits from years prior.

The law requires property owners who must relocate tenants due to capital improvements to pay onerous monthly payments for up to three and a half years. These “relocation payments” could approach $200,000 per tenant. The law also vests the Rent Board with adjudicative authority that belongs to the Courts to award damages to tenants.

SFAA’s lawsuit alleges that the law is an illegal exaction on property owners in violation of the 5th Amendment of the U.S. Constitution, conflicts with

the Ellis Act, is preempted by Costa Hawkins, and violates the Judicial Powers Doctrine.

SFAA’s lawsuit aims to overturn both ordinances in addition to seeking attorneys’ fees. In the meantime, SFAA continues to work in the Court of Appeals to defend our successful legal decision that reversed the City’s residential vacancy tax.

SFAA would like to give a sincere thank you to Andrew Zacks and Emily Brough of Zacks & Freedman for their work on behalf of our organization, and for their relentless advocacy for San Francisco’s rental property owners.

These efforts are worthwhile as they defend the rights of SFAA members and property owners citywide, but they are also costly.

Please consider making a tax-deductible year-end donation to SFAA’s Legal Fund.

You can make a tax-deductible contribution on the SFAA website, call the SFAA office to donate by phone, or send a check written out to the “SFAA Legal Fund.”

San Francisco Apartment Association 265 Ivy Street San Francisco, CA 94102 415-255-2288 sfaa.org

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

SFAA LANDLORD EXPO

SAVE THE DATE!

Join SFAA and local rental property owners for a free educational event covering all aspects of multifamily housing. Attendees will gain insight into the latest trends, products, and services in the multifamily housing industry. Consult with legal and management professionals, get to know service providers, improve your overall effectiveness at the free educational classes, and meet peers in the San Francisco rental property market. The event is free!

DATE: 3/18/2026

TIME: 9:30 a.m. to 4:00 p.m.

WHERE:

Fort Mason Center Gallery 308

COST: FREE!

EVENTS:

Morning Mixer: Start the day with coffee, donuts, and networking.

Maintenance, Habitability & Repairs: Learn best practices for keeping your properties in top shape.

Hoarding in Rental Units: Early warning signs, health and safety concerns, and compassionate approaches.

Fair Housing: Stay compliant and avoid costly mistakes.

Rental Market: Get the latest market insights.

Attorney Panel: Q&A with landlord-tenant attorneys. To learn more about the Expo or to sponsor the event, contact stephanie@sfaa.org

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 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

Muni Parcel Tax

San Francisco officials have finalized a Muni parcel tax proposal for the November 2026 ballot that would raise roughly $183 million annually to help close the transit agency’s growing budget gap and prevent steep service cuts. The tax, crafted by the San Francisco Municipal Transportation Agency (SFMTA) and supported by Mayor Daniel Lurie’s office, reflects months of negotiations between city leaders, transit advocates, and community stakeholders.

Multifamily properties and large commercial parcels would pay higher tiered rates, with caps to limit overall tax burdens on large buildings.

City officials argue the revised tax balances fairness with revenue needs by placing a larger share of the cost on major property owners and employers while mitigating impacts on small landlords and renters. SFMTA estimates the measure will still generate enough revenue to address Muni’s roughly $307 million annual deficit, fund service improvements and expansion, and keep the system running without drastic cuts.

SFAA has been in negotiations with the Mayor’s office on the proposed Muni Parcel tax for a few months. As of now, SFAA has successfully negotiated a reduced tax rate for multifamily owners, a sunset date for the tax, and a 50% passthrough capped at $65 per unit. None of these components were included when the parcel tax was first proposed. SFAA has not yet taken a formal position on the parcel tax.

Informal Review Deadline—March 31

If you believe your property’s assessed value is higher than the market value, you may request an Informal Assessment Review before March 31, 2026. This applies to single-family dwellings, residential condominiums, townhouses, live-work lofts, and cooperative units. We’ve heard from quite a few members who filled out the form and ended up saving thousands on their tax bill. Why not give it a shot?

Online submissions are preferable (sfassessor.org > Forms & Notices), but alternately you may mail your request to:

San Francisco Assessor-Recorder’s Office

Attn: Informal Review

1 Dr. Carlton B. Goodlett Place

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

Under the current structure, owners of rent-controlled units would be able to pass through up to 50% of the parcel tax to tenants, capped at $65 per year—roughly half the $129 annual rate for a typical single-family homeowner.

City Hall, Room 190

San Francisco, CA 94102 Fax: (415) 554-7915

or e-mail: InformalReviewRP@sfgov.org.

Be sure to keep a copy for your records.

AB 1157

JANUARY 13, 2026

RENT CONTROL BILL FAILS TO ADVANCE IN ASSEMBLY

A bill that would have imposed stricter rent caps and expanded eviction controls across California failed to advance on January 13, halting the measure for this legislative session.

AB 1157 by Assembly member Ash Kalra, D-San Jose, did not move forward following a hearing in the Assembly Judiciary Committee in January, of which Kalra is chair. The bill required seven votes to pass the committee, but fell short, receiving four votes in favor, three against, and five members not voting. Before the vote, lawmakers heard testimony from Debra Carlton, the California Apartment Association’s executive vice president of state public affairs, and representatives of the California Building Industry Association.

The bill sought to make sweeping changes to California’s existing rent cap law by sharply limiting allowable rent increases, and extending rent control to housing types that are currently exempt. Specifically, the measure would have lowered the statewide rent cap to 2% plus inflation, capped at 5%, expanded rent control to single-family homes, condominiums, accessory dwelling units, and individually owned townhomes, and eliminated the 2030 sunset date in the California Tenant Protection Act, passed as AB 1482 in 2019.

CAA opposed the legislation, warning that the changes could discourage investment in rental housing, push small property owners out of the market, and worsen California’s housing shortage.

CAA cited research from the California Legislative Analyst’s Office and academic institutions showing that strict rent control policies reduce housing availability and discourage new construction. The association also pointed to California voters’ repeated rejection of more stringent rent control measures in recent statewide elections.

Your membership in SFAA and CAA is the primary source of funding that allows our organizations to strongly oppose harmful bills like AB 1157. Your continued membership in SFAA/CAA and your referrals to SFAA for new members helps us sustain these efforts on your behalf.

Hot Water Wisdom

written by NATALIE DREES

How annual water heater maintenance saves

you big in the long run.

For San Francisco landlords, a reliable water heater is essential. A failed tank means emergency calls, unhappy tenants, and a costly replacement that can run into the thousands. Prioritizing routine maintenance of water heaters can prevent an expensive emergency.

Many property owners remember when water heaters often lasted two decades. Today, a typical tank might show serious wear after just seven or eight years. With rental units working harder than ever to meet modern hot water demands, preventive care like annual water heater flushing isn’t optional—it’s smart business.

Why Water Heaters Don’t Last Like They Used To

Not long ago, well-built storage tank water heaters routinely lasted fifteen to twenty years. Today, most units begin to show wear after just seven or eight. Several market and usage changes are to blame:

Lighter construction: Modern water heaters are designed to be more energy-efficient and cost-effective, which often means thinner tank steel and smaller anode rods. The anode rod is meant to corrode first to protect the tank, but with less material, that protection is exhausted more quickly. As a result, corrosion reaches the tank sooner, shortening the heater’s overall lifespan.

Higher demand: In-unit laundry, frequent dishwashing, and higher occupancy levels have significantly increased hot water demand compared to past decades. This constant use forces water heaters to run longer and more often, accelerating wear on internal components.

Regulatory trade-offs: Energy efficiency regulations require water heaters to use less energy by reducing standby heat loss and improving performance. To meet these standards, manufacturers often redesign units with lighter materials, more compact components, and tighter tolerances. While these changes reduce energy waste, they can also make internal parts more sensitive to heat, sediment buildup, and wear.

Taken together, these trends make preventive maintenance more important than ever. In fact, landlords who adopt a few simple habits can often double the effective life of their water heater.

Annual Flushing

At the center of effective water heater maintenance is one simple step that is often overlooked: flushing the tank once a year.

Over time, minerals naturally present in the water supply—particularly calcium and magnesium—settle at the bottom of the tank and harden into sediment. As this layer thickens, it creates a barrier between the heating

element and the water, forcing the system to work harder and longer just to reach the desired temperature.

This added strain reduces energy efficiency, drives up utility costs, and accelerates wear on internal components. Burners and heating elements must run hotter and for longer periods, which shortens their lifespan and increases the likelihood of failure. In many cases, landlords may also hear rumbling or popping noises coming from the tank, which is a sign that trapped water is flashing into steam beneath the sediment layer. Left unchecked, this condition can lead to overheating, internal corrosion, and premature tank failure.

Flushing the water heater removes this buildup before it causes serious damage. The process restores proper heat transfer, improves efficiency, and significantly reduces mechanical stress on the system. For most units, a professional plumber can complete a flush in under an hour, making it one of the most cost-effective forms of preventive maintenance available. Maintenance teams familiar with manufacturer guidelines can also perform the service safely, provided the unit is properly shut down, cooled, and drained.

Much like routine oil changes extend the life of a car’s engine, annual flushing can add years to a water heater’s service life. For property owners managing multiple units, this small, predictable maintenance step can prevent costly emergency replacements, minimize tenant disruption, and protect a critical building asset.

Smart Habits That Protect Your Asset

To get the biggest return on maintenance investment, pair annual flushing with these practices:

Anode Rod Replacement

(every three to five years)

The anode rod is a sacrificial metal that protects the tank from corrosion. Once it’s spent, internal corrosion accelerates, so replacing it every few years is key to longevity.

Thermostat Management

Keeping tanks set at 120°F strikes the right balance between comfort, energy use, and heater life. Too hot and you invite overheating stress; too cool and you risk bacteria growth.

Pressure-Relief Valve Testing

(every year)

The pressure-relief valve is a safety device designed to release water if pressure or temperature inside the tank becomes dangerously high. Testing it once a year ensures the valve hasn’t seized, corroded, or become clogged with mineral buildup. If the valve fails to open when needed, pressure can build inside the tank, increasing the risk of leaks, tank rupture, or even explosion.

Tackling Hard Water

In the Bay Area, hard water minerals are often part of the plumbing picture. Installing a water softener or expansion tank where appropriate greatly reduces sediment buildup over time.

Cost Recovery

Here’s where San Francisco-specific knowledge pays off: The San Francisco Rent Board generally recognizes water heater replacement as a capital improvement, meaning landlords may be entitled to pass through a portion of the cost to tenants over time. For owners facing the high expense of replacing aging or failed equipment, this cost recovery mechanism can significantly soften the financial impact and make long-term planning more predictable.

That said, the process is technical and requires careful documentation. To qualify, the replacement must meet the Rent Board’s criteria, and owners must properly track installation costs, useful life calculations, and required notices to tenants. An experienced property manager can guide owners through preparing and filing a capital improvement petition, ensuring deadlines are met, paperwork is complete, and the passthrough is calculated correctly. When handled properly, this process helps landlords remain compliant while recapturing a fair share of their investment in maintaining safe and functional housing.

The Bottom Line

A few hours of annual maintenance—and the occasional part swap—can save thousands of dollars over a heater’s lifetime, reduce tenant complaints, and prevent emergency replacements. Regular flushing and care isn’t just good housekeeping, it’s good asset management.

Want help scheduling your annual water heater flush, or navigating the Rent Board process for cost recovery? Reach out to the Lingsch Realty team. We’re specialists in SF investment property management and practical maintenance planning.

Natalie Drees is the president of Lingsch Realty and recipient of three SFAA Trophy Awards for property management. Lingsch Realty provides San Francisco landlords expert property management leasing services, and investment property consulting. Natalie can be reached at ndrees@ lingschrealty.com.

IS YOUR WATER HEATER DUE FOR MAINTENANCE—OR REPLACEMENT?

Use this quick checklist to identify early warning signs before minor issues become costly emergencies.

SIGNS YOUR WATER HEATER NEEDS MAINTENANCE

• Unit is more than three years old

• No record of annual flushing

• Rumbling or popping noises during operation

• Inconsistent hot water temperature

• Higher-than-expected gas or electric bills

SIGNS YOUR WATER HEATER MAY BE NEAR THE END OF ITS LIFE

• Rust-colored or discolored hot water

• Leaks or moisture around the base of the tank

• Frequent pilot light, breaker, or ignition issues

• Unit age approaching eight to ten years

Early Exits

written by VARIOUS AUTHORS

A signed lease binds both sides, even when a condo isn’t rent-controlled.

Q.I’m renting to tenants in a non-rent-controlled condo. We’re seven months into the one-year lease, however, I’d like to give them 30 days notice to vacate. Is this legal?

No, it is not legal to terminate a tenancy before the expiration of the original term (assuming the tenant has not materially breached the lease). A lease is a contract, and you are bound to the contract, same as your tenants are. If they left after month seven of twelve, you would have the right to sue them for breaking the lease early, right? Similarly, if you breach the lease, they would have the right to sue you for breaching the lease (and would likely win).

Your question raises two additional issues: (1) Is the tenancy actually not rent-controlled? (2) Is there eviction control in place that would prevent you from serving a 30-day notice after the expiration of the one-year lease?

In 2019, the California legislature passed AB 1482, also called the Tenant Protection Act of 2019 (TPA). The TPA included a wide range of provisions, most notably, statewide rent control and eviction control (also known as just cause provisions) where local controls do not apply. This means that local rent control continues to apply where it already exists (like San Francisco), otherwise, state limits apply. Condos and single-family residences

are exempt from the state-level rent control provisions of AB 1482—as long as certain requirements are met, including a notice requirement.

Even if you are permitted under state law to impose a rent increase in excess of the local limits, there are additional considerations. The local tenant harassment provision of the Rent Ordinance does not allow a landlord to impose a rent increase for the purpose of coercing a tenant to vacate, and there is no hard rule on the amount of rent increase before it is considered coercive. There are also state-level limits on increases during declared states of emergency. As always, when in doubt, consult counsel before you serve the notice.

Condos and single-family residences are exempt from state-level eviction control of the TPA, if the correct notices are served on the tenants. However, the TPA also allowed local governments to expand existing eviction control. And, if a local eviction control is more protective than the TPA, the local ordinance applies.

Before the TPA, eviction controls in San Francisco did not apply to buildings constructed after 1979. In response to the TPA, the San Francisco Board of Supervisors expanded the application of local eviction control to all residential buildings. What this means is that even though a condo is not

subject to local rent control, it is subject to local eviction control, meaning you cannot evict without just cause either under the Tenant Protection Act or under the Rent Ordinance, even after the original term of the lease expires.

—Shoshana Raphael

Q. A couple in a unit fight often and loudly, and I get weekly complaints from neighboring units. I’d rather not get involved in their domestic disputes. Must I?

A. Legally speaking, no, you are not required to get involved—but it is in your best interest to at least attempt to help resolve the problem. Domestic disputes that disturb others in the building are nuisances that could expose owners to liability if the owners do nothing in response to tenant complaints.

Civil Code section 3479 defines nuisances as “Anything which is injurious to health, including, but not limited to, the illegal sale of controlled substances, or is indecent or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property…is a nuisance.”

San Francisco Administrative Code section 37.9(a)(3) provides owners with a remedy for tenants causing nuisances by making significant disturbances one of the just-cause grounds for eviction. The nuisance must create “a substantial interference with the comfort, safety or enjoyment of the landlord or

BAYVIEW RISING

Written

Born and raised in Bayview, Theo Ellington has a vision rooted in equity, housing, health, and opportunity for District 10.

Theo Ellington is a third-generation Bayview native, nonprofit executive, community organizer, and candidate for San Francisco’s District 10 Board of Supervisors. Born and raised in the neighborhood he still calls home with his family, Ellington brings deep personal ties and years of civic leadership to his campaign. Below, he shares how his upbringing and professional experience shape his vision for a more equitable and connected District 10.

Q. What are the main issues facing residents in the Bayview neighborhood and District 10 today? What plans do you have to address these issues?

A. As Supervisor, I will work to build more homes for working families, while protecting long-term residents from displacement. I will bring a comprehensive approach to homelessness, focusing on more shelters and supportive housing, workforce development, and sober-living programs that support addiction recovery. I will push for real investments in street cleaning, lighting, violence prevention, and community policing that prioritize community over politics. I will champion vibrant small businesses and thriving corridors to make our streets real destinations again. I will fight for clean air, more parks/open space, a healthy environment, and better transit options. I’ll push for more workforce development and job training. And I will lead the charge for a more responsive, accessible, and accountable city government.

We have growing inequalities in our neighborhood. We have one of the highest concentrations of public housing in the city, right next to homes selling for over a million dollars. We haven’t built a new unit of housing along Bayview’s main transit corridor in a decade. People living on the streets are pushed into our neighborhood, but we don’t have the resources to help them. We also intake 90% of the city’s wastewater. This is the neighborhood I was born and raised in, and I know it doesn’t have to be this way! We love the efforts happening around the city and in downtown; we want the same energy and urgency across District 10.

Q.Lucky recently announced it was closing its Bayview location. Can you talk about the need for an anchor grocery store in the neighborhood, and whether you have plans to help facilitate the opening of a new one?

A. Bayview is a food desert, but it doesn’t have to be. We’re home to a wholesale produce market that supplies a good portion of the region with fresh fruits and vegetables. We may have a dearth of grocery stores, but what we don’t lack is space. We have a million square feet of underutilized warehouse and industrial space, vacant storefronts, and empty lots ready for a turnaround. As Supervisor, bringing more grocery stores and small businesses to our neighborhood is going to be a top priority of mine. We also need credit unions/community banks and

retailers that serve the neighborhood, not more check-cashing places and corner stores that exploit our communities. And we need to make it easier to open and run a small business, so this community can build real wealth again. Imagine a vibrant, thriving Third Street, a place where families can shop, neighbors can celebrate culture, and local entrepreneurs thrive. Our neighborhood is full of small businesses that serve the entire city. We have the space to capitalize on that, and bring back a grocery store, whether it’s a sustainable co-op model or an existing brand that wants to make a long-term investment in our neighborhood. This doesn’t have to be a fantasy.

Q. Despite its prime location, District 10 has historically been disconnected from downtown and much of San Francisco. Do you have ideas for improving public transit and connectivity for the District? How can that improve residents’ quality of Life?

A.One of our most valued neighborhood traits is our geographic proximity to Mission Bay, downtown, and the South Bay. The thing that connects us all is reliable, affordable transit, but our neighborhood has been seriously disconnected from the rest of the city and other areas for too long. I’ll advocate for stronger Muni service, safer bus stops, and better connections between our neighborhood and the rest of San Francisco, so residents can get to work, school, and home without barriers.

First things first: We need to fully invest in T-line service so that it reaches all parts of the District in a timely fashion. Simultaneously, we need to plan to fill the voids now, such as developing multimodal strategies to accommodate the growing demand for bike lanes and pedestrian pathways, and establishing more stable regional connections. We also need to plan for future growth—in the long term, this means a new dedicated Caltrain service, a space for ferry or water taxi service, and establishing equitable protocols for ridesharing and transit technology companies. Our neighborhood is primed for growth—we are the new AI capital of the West Coast. The life sciences and biotech industries are also growing. District 10 will also see a new economic boost and jobs center from our high concentration of warehouse and industrial space. As Supervisor, I will work with city leadership to align our housing, transit, and employment goals.

Q. Historical environmental issues in Bayview have contributed to health inequities for residents. What can be done to improve health outcomes for residents in District 10?

A. I have been deeply and personally involved in this issue. I bought my first home in the Hunters Point Shipyard several years ago. The Shipyard was the site of a nuclear radiation testing lab during World War II. Now, before my family and many others moved into our new homes in the Shipyard, a multi-billion-dollar corporation called Tetra Tech was tasked with testing the soil on the site to ensure it was no longer radioactive.

Tetra Tech, the U.S. Navy, and local developers told our families that the land was safe and that the soil had been remediated. It was later revealed that Tetra Tech employees lied and falsified records to speed up the cleanup. This was a classic example of environmental racism in the name of corporate greed.

So, I fought back, organizing neighbors one at a time. We filed a class action lawsuit, and we won. The $6.3 million settlement paid out to several dozen homeowners brought a small measure of justice to a neighborhood that has been the target of environmental racism for many decades. This is an ongoing fight!

On the Board of Supervisors, I will push for increased transparency and accountability here. Namely, that means strengthening the oversight power of the City’s Hunters Point Shipyard Citizens Advisory Committee. More broadly, community health is also about clean air, safe streets, green spaces, and mental well-being. At City Hall, I will work to make every neighborhood a place where people can breathe easier, live fully, and age with dignity.

Q.What’s your vision for the future of housing in District 10? Are there sites in the District primed for new housing to accommodate more residents?

A.We can’t solve San Francisco’s or District 10’s challenges without more affordable and stable housing. It’s alarming to me that we haven’t built a single new unit of housing along our main transit corridor in Bayview in ten years. I am going to champion policies that build new homes for working families—for our teachers, nurses, firefighters, cops, City workers, seniors, and more—while protecting longtime residents from being pushed out. And to do that, we really have to build new housing at all levels. The era of blocking new housing must end.

We have twenty thousand housing units in the pipeline along our waterfront. The City has a mandate from the state to build more than eighty thousand new homes, so a good number of them can be right here. We have all the land and the opportunity to tackle our housing crisis; what we need is more energy and the political will to get it done. I say, Bring it on!

We also have the highest concentration of public housing and a portfolio of below-market-rate homeownership units, but we have a broken lottery system that makes it impossible for people to get it. So, making it easier to apply for public housing and below-market-rate units by streamlining and centralizing the lottery process will be a priority of mine as well.

Q.What’s your favorite way to spend a day off in Bayview?

A. I always tout how great our neighborhood is for families. My wife, Seray, and I love taking our boys, Lennox (7), Maxwell (3), and Hendrix (3) on scooter rides throughout the

neighborhood. My kids are full of energy and wonder, so you can find us enjoying the new India Basin Waterfront Park in Bayview. We also love Crane Cove Park in Dogpatch. Our family also takes advantage of McLaren Park in Visitacion Valley— most people don’t know it is the second largest park in the city. Lennox goes to school in Potrero Hill, so you can also find us enjoying the view from Potrero’s public library. Showing the kids around the neighborhood I was born and raised in is a real joy! And when we’re not with the kids, you can find us enjoying the local food scene along 18th Street or the extended stretch of 3rd Street through Dogpatch and Bayview.

Pam McElroy is the editor of SF Apartment Magazine.

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 our community.

SUBMISSION GUIDELINES:

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

Tone: Lighthearted, humorous, engaging, and informative.

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

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

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

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!

Clause for Applause

Written by ERIC ANDRESEN & DAVE WASSERMAN

SFAA’s 2026 Residential Tenancy Agreement streamlines compliance and reduces risk.

The 2026 SFAA Residential Tenancy Agreement (RTA) is available for purchase or license, and SFAA is pleased to announce that there are minimal additions this year. The lack of mass legislative changes allowed the lease drafting committee (the Committee) to do a little more stylistic cleanup as well as to review and edit specific language that has been problematic for some members.

For starters, the Committee begins each editing cycle by reviewing the legal and legislative changes that have occurred at both the local and state level. Amazingly enough, we had very little to review from our local authorities, with no new legislation from the Board of Supervisors to deal with within the RTA.

At the state level, we continue to be grateful for the partnership we enjoy with the California Apartment Association (CAA). Indeed, special thanks goes to CAA for the extraordinary work they did on our behalf to kill or postpone dozens of pieces of harmful legislation. Without their leadership and lobbying efforts, there would be numerous and onerous additions to the RTA this year.

One important positive piece of state legislation that did go through and was signed by the governor is AB 414, which improves our procedures when returning security deposits. While the new law doesn’t really impact how a security deposit is collected, it does spell out to whom we return the deposit at the end of the tenancy, as well as new ways we may do so.

AB 414 has two major components that we believe are beneficial to SFAA members. The first is that it further clarifies that, in the absence of written direction, a security deposit must be returned to all original occupants who initially signed the lease. Some of us may have forgotten how prior law dictated that we must write a check payable to every original occupant, and the new law reiterates this requirement. But it also spells out how tenants can transfer deposit rights to subsequent occupants, and it very clearly describes the method by which a tenant can make that directive in writing.

The other substantial change is that we are now able to return the deposit electronically rather than by paper check. We have to follow the appropriate protocol to obtain every resident’s permission to do so, but where there is a single resident, this option streamlines the return. The law also allows us

to send the Itemized Disposition of Security Deposit and final walk-through documents electronically, such as by email or text attachment. You may not realize that the prior law made us send paper copies via U.S. mail. These positive changes to security deposit handling are set forth in the security deposit paragraph of the 2026 RTA.

Other substantial edits were made in the Late Fees section of the RTA. Late fees are becoming a major point of contention for tenants’ rights groups, and there is a flurry of statewide litigation challenging a housing provider’s ability to impose them. Look for an article about late fees next month, but in the meantime, we continue to limit the amount that can be charged to no more than $50 per late payment. Members have asked that the blank line be put back in so that a customized amount could be inserted, but we left the limit in place to help protect you from litigation and to prevent us all from future mass tort actions by tenant advocacy groups. Any late fee should be based only on an estimation of the cost you incur by receiving the rent late. This can be determined by calculating the time spent administering/processing rent that is received late. To avoid liability or legal scrutiny, this charge should not exceed $50.

The Committee also addressed and cleaned up areas of confusion or concern for members. It seems the most confusing clause in the RTA was the proration of rents section on the first page. SFAA has always recommended that you charge and collect as much money up front as allowed prior to handing over the keys. For this reason, we set up the RTA to take a full month’s rent and an equal amount for security deposit up front, even if the resident is moving in partway through the month. We then suggest that you take the prorated rent in the second month, which is how this section was formerly drafted.

But the clause confused quite a few people, so we edited it as follows:

The tenancy did not start on the first day of the month. Therefore, Tenant shall pay a full month’s rent prior to move-in. Prorated rent of $ will be due in 30 days after movein. Thereafter Tenant shall pay the full monthly rent on the Due Date.

We think this makes more sense by clarifying what is paid up front, what prorated rent is due, and that this prorated rent is due in thirty days. The full monthly rent then becomes due on the defined Due Date thereafter.

Many members have asked why we reduced the number of lines for charges in the box at the top right corner of the first page of the RTA. The Committee takes special care to write the RTA in a way that won’t lead to the potential for making mistakes, and collecting too much money up front or charging excessive fees will create significant problems. Remember that every fee and every charge that is not rent is considered to be part of the security deposit, and changes to California’s security deposit law in 2024 limited that deposit to no more than the equivalent of one month’s rent. Therefore, we provide one line for rent, and one line for the security deposit, and have removed any opportunities to include anything that might go beyond those limits.

Going in order through the rest of the RTA, let’s look at the other changes made in 2026.

First, in Inspection, Section 14, the language around the tenant’s duty to notify Owner and to cooperate with Owner in the event of inspections or other needs to enter a space is strengthened.

Tenant has an ongoing duty to inform Owner in writing of any problems or defects in the Premises that may arise during the tenancy, and Tenant must cooperate with Owner and Owner’s vendors when entry to the Premises is sought to make necessary or agreed upon repairs.

Use, Section 15. Another source of confusion for members and their tenants was in the Use section regarding commercial use of the Premises. Many read this clause to mean that home office use would not be allowed, but that is not the case. Home office use, and working from home, does not constitute impermissible commercial use, and we have clarified that fact within the section.

Pets, Section 22. There have been a lot of questions regarding a paragraph in the Pets section that required DNA testing of pets for the owner to track whose dog is leaving messes around the property. While the intent of the clause was beneficial, the confusion and consternation around actually complying with it was not worth the confusion, so that language has been removed. Remember, if you are going to allow pets, please use the CAA Pet Agreement.

Roofs/Stairs/Balconies, Section 26. The 2026 RTA adds additional language in the Roofs/Stairs/Balconies section tightening up the restrictions against unauthorized use of these areas to include specific references to the placement of personal property or refuse; hanging of signs; or the placement of lights, laundry, antennas, satellite dishes or similar equipment. We further added that no storage of any kind will be permitted on the roof, stairs/stairwells, or the fire escapes, or in other Building common areas.

Locks, Section 34. State law has been amended to require the prompt replacement of locks upon demand of an existing resident if the resident has recently suffered any form of domestic violence. SB 1051 expands protections for domestic violence to immediate family members, expands on the allowable documentation of abuse to support the lock change request, and clarifies a housing provider’s obligation to address security concerns in the wake of domestic violence. We’ve now added language to the RTA about these new requirements. Please see CAA’s Industry Insight—Protections for Victims of Domestic Violence for more details.

Entry and Inspection, Section 40. Several questions have surfaced about what constitutes “normal business hours,” which have been defined as Monday through Saturday, 7AM to 7PM, unless otherwise agreed to by the parties. There have been different days and times spelled out over the years, and we had elected to stop publishing specific details, but members have asked many times to have the details reinserted into the RTA. These dates and times are considered to be the currently acceptable standard, although this may change in the future. Our recommendation is to just be reasonable and as accommodating as possible when scheduling work that may be loud or disturbing to residents.

It came as a bit of a surprise to us that electric bicycles weren’t specifically included in the Electrical Safety, Section 41 paragraph. They certainly should have been, since so many are in use nowadays, and they are now specifically included.

Insurance, Section 46. The insurance requirements spelled out in this clause continue to be a source of confusion and concern. Enforcement has always been problematic, but insurance companies are now making things more difficult when it comes to how owners are named and protected under a resident’s policy. “Certificate Holder” has been the title used for years, but it is not the only title that may come into play. A more standard identification is not yet available, so for now, we have included a little more definition by including “a person entitled to proof of insurance” in the line referencing the requirement that Owner be included as a Certificate Holder.

There were a few member requests to update some of the House Rules that are now included within the body of the RTA. One was to further clarify that Owner is not responsible for resident deliveries, nor is Owner responsible for theft. The other notable change was to the waste management compliance, which now includes a more direct

reference to hazardous waste disposal mandates with related regulations.

Members also requested that we provide more space for additional addenda, so we have expanded the section under “Other” to include added lines to write in your own specific forms.

Last year we began to deal with the new Positive Payment Reporting (PPR) requirements that became law mid-year. We initially defaulted to include the PPR form that has been provided by CAA, but it quickly became clear that many of our small- to medium-sized property owners did not want this included because they are not required to offer this service. Accordingly, we have produced two separate RTA documents—one with the PPR form attached, and the other without the PPR. If you are not entirely clear on whether you are required to comply or not, please review CAA’s “Industry Insight—Rent Reporting Obligations” and the other extensive information availabe on the CAA website.

& SF SECTION 604 CALIFORNIA SB-721

INSPECTIONS

Pacific Coast Real Estate Inspections

As always, member comments and suggestions are always welcome, and they make up a significant part of the Committee’s annual review. Your collaboration is important, appreciated, and imperative to making the RTA the best lease in the market. Thank you!

Lease Access

The digital version of the lease (a benefit to SFAA members only) can be accessed as follows: One time use ($30): This will allow you 48 hours to complete the lease agreement online. If you need to access the lease after the 48 hours has expired, you will be able to renew the 48-hour subscription.

If you have questions, contact Gershay@ sfaa.org or at 415-255-2288 x 117.

Date Debates

written by THE SAN FRANCISCO RENT BOARD

How testimony, timing, and occupancy shape rent increases.

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

100 Block of Downey Street

The landlord said that when the property was purchased, the prior owner— who had originally rented the unit to the tenant—was suffering from severe dementia and was unable to provide any information regarding the start date of the tenancy. The landlord said that, under those circumstances, the only available source of information was the tenant’s sworn testimony.

The landlord’s attorney said that in 2022, the tenant filed a decrease in housing services petition, in which she swore under oath that her tenancy commenced on October 7, 2007. He said that in June 2023, the tenant testified before a Rent Board Administrative Law Judge (ALJ) on three separate occasions and consistently confirmed that October 7, 2007 commencement date. He said that during that testimony, the tenant offered specific details regarding her movein, including stating that she and her daughters were “upstairs as of like October 3,” and never referenced November 2008.

The landlord’s attorney said the tenant did not dispute the commencement date in her petition and that the issue arose only after the ALJ raised it during the proceedings. He said that based on the tenant’s sworn testimony, the landlord later served a banked rent increase notice calculated from the beginning of the tenancy.

The landlord’s attorney said that after the notice was served, the tenant reversed her position and claimed for the first time that she moved into the unit on November 8, 2008. He said that in her opposition to the appeal, the tenant characterized the earlier 2007 date as a “scrivener’s error” by her attorney. The landlord’s attorney said this later date did not appear in any written petition prepared by counsel and signed by the tenant, nor was it mentioned during the tenant’s 2023 testimony.

The landlord’s attorney said that in August 2025, the landlord requested the audio recording of the June 2023 hearing and did not receive it until the appeal was filed the following month. He said the recording confirms the tenant’s repeated affirmation of the October 7, 2007, commencement date.

The landlord’s attorney argued that the doctrine of equitable estoppel applies because the landlord relied on the tenant’s sworn testimony in issuing the rent increase, and that the tenant

should not be permitted to contradict that testimony to obtain a monetary award exceeding $7,000. He said that no new hearing is required because the 2023 testimony controls regardless of any alternative testimony the tenant now seeks to offer. He said the rent increase that took effect on November 1, 2024 was lawful based on the commencement date repeatedly confirmed by the tenant.

The landlord said that the ALJ’s decision found the tenancy commenced on November 8, 2008, and held the landlords liable for rent overpayments totaling $7,289.23. The landlord said the appeal argues that the ALJ improperly evaluated evidence regarding the commencement date, and denied the landlord’s due process by limiting cross-examination of a witness, accepting two late filings from the tenant, and relying on an incomplete audio recording that omitted key testimony regarding the start date of the tenancy.

Decision: To accept the appeal and remand the case for a new hearing pursuant to the Supervising ALJs’ memorandum (5-0).

1800 Block of Lombard Street

The landlord’s attorney said that the ALJ conducted two full hearings and that there is no dispute that the tenant was not a tenant in occupancy of the unit under Section 1.21. He said the ALJ found that the tenant was not a tenant in occupancy and determined that the effective date of the petition was November 19, 2024.

He said the tenant’s appeal raises a procedural challenge to the effective date by arguing that Section 1.21

LANDLORD EXPO

Multi-Family Housing Extravaganza

Rental Housing Expo, Seminars & Community

March 18th, 2026

Fort Mason Center - Gallery 308

9:30 AM - 4:00 pm

Expo Schedule

FREE ENTRY

9:30 am–11:00 am - Morning Mixer - Start the day with coffee, donuts and networking. Connect with landlords, property managers, industry professionals and vendors before sessions begin.

Maintenance, Habitability & Repairs - Learn best practices for keeping your properties in top shape: Legal obligations for habitability, common repair issues and efficient solutions. Preventative maintenance strategies and manitenance hiring.

The Challenges of Hoarding in Rental Units - Early warning signs, health and safety concerns, and compassionate approaches.

Fair Housing - Stay compliant and avoid costly mistakes: Understanding protected classes, avoiding discrimination in advertising and tenant selection and handling reasonable accommodation requests, including Section 8 vouchers.

Rental Market - Get the latest market insights: Trends and forecasts for 2026, strategies for setting competitive rents.

Attorney Panel - Wrap up with expert legal advice: Q&A with landlord-tenant attorneys and practical tips for avoiding costly pitfalls.

*Schedule subject to change

petitions are not retroactive. He said that the argument is incorrect and that Section 1.21 petitions are retroactive if properly noticed and filed. He said the effective date is the date the petition is filed, not the date of the hearing, the closing of the record, or the issuance of the decision. He said that if Section 1.21 petitions were not retroactive, tenants could simply move back into a unit after filing and defeat such petitions.

The landlord’s attorney said the tenant claims she was not in occupancy because the 77-year-old landlord lives in Sonoma with his wife and harassed her, thereby precluding her from living in the unit. He said the ALJ rejected those claims as unsupported by the evidence and that the ALJ’s findings are consistent with prior rulings by the California Superior Court and the California Court of Appeal rejecting the tenant’s harassment claims. He asked the Board to affirm the decision.

The tenant’s attorney said the tenant is a tenant in occupancy and has lived in the unit for more than twenty years. She said Rules and Regulations Section 1.21 allows for reasonable periods of absence and that the decision is flawed because it did not adequately consider the tenant’s reasonable absence from the unit.

She said a temporary restraining order was entered against the landlord and that it is reasonable for a tenant who is being harassed to take time away from the unit. She said the tenant submitted a sworn declaration stating that she does not reside anywhere else.

The tenant’s attorney said Section 1.21 was intended to prevent low-income tenants from moving out of San Francisco or from renting a unit at a low rent while owning property elsewhere. She said the decision could render the tenant homeless, which she argued is contrary to the intent of the Rent Ordinance. She said the landlord harassed the tenant and continues to harass her by pursuing the Section 1.21 petition.

She said the decision is also flawed because Rules and Regulations Sections 5.10 and 5.12 require that a Section 1.21 petition be filed before a notice of rent increase is served. She said there is no evidence that the petition was filed first and that both the petition and the notice of rent increase were issued on the same day, November 19, 2024.

The tenant’s attorney said the rent increase cannot take effect before the anniversary date of the tenancy, which in this case is December 2024, but the decision treats the increase as retroactive to February 2025. She said this constitutes a separate basis for reversing the decision. She added that the tenant is an artist who was adversely affected by the COVID-19 pandemic and was unable to pay rent for a period of time.

The tenant appealed the decision granting the landlord’s petition for a rent increase under Rules and Regulations Section 1.21. In that decision, the ALJ determined that the landlord was entitled to the rent increase because there was no tenant in occupancy of the unit at the time the petition was filed.

In the appeal, the tenant argued that the rent increase was sought in retaliation for the tenant’s pursuit of civil harassment claims against the landlord, that the unit remains her principal place of residence to which she normally returns, that the tenant-in-occupancy analysis should be based on the present day rather than the filing date of the petition, that her temporary absence was caused by the landlord’s harassment, and that the rent increase notice was unlawful because it was served before the petition was filed.

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

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

WHAT IS RULE 1.21?

San Francisco Rent Board Rule 1.21 is central to determining whether a tenant is a “tenant in occupancy” for rent control purposes. The rule lists six factors to evaluate whether a unit is a tenant’s principal place of residence:

• Where the tenant actually lives: Is the unit the tenant’s usual place of return?

• Length of time in the unit: How consistently has the tenant resided there?

• Tenant’s intent: Does the tenant treat the unit as a home, or use it primarily for another purpose?

• Personal property: Does the tenant keep belongings and household items there?

• Official records: Do tax filings, driver’s licenses, or voter registrations list the unit as the primary address?

• Other relevant evidence: Any additional facts that bear on principal residence.

The rule emphasizes that while one factor alone may not be conclusive, a compilation of factors lends greater credibility. The burden of proof rests on tenants to show credible evidence that the rental unit is their primary residence.

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tenants in the building” and the disturbances must be “severe, continuing or recurring in nature.”

Also, SFAA lease paragraph 15 prohibits tenants from disturbing other occupants of the building, the owner, or the building’s neighbors, and states that violation of paragraph 15 constitutes a “substantial breach” of the lease. The SFAA lease House Rule at paragraph 55.1 prohibits noise or any conduct that disturbs or offends other occupants or neighbors. This Rule also states that occupants are expected to cooperate to resolve disputes amongst themselves, and requires them to use a local dispute resolution service if necessary. The Rule adds that the failure to use a dispute resolution service when necessary constitutes an admission they are the wrongdoer in the dispute. The Rule also says that owners are not required to participate in said dispute resolution. However, it is wise to try to help resolve tenant disputes.

Domestic disputes are more difficult than other nuisance problems because the San Francisco rent ordinance prohibits owners from evicting tenants based on acts constituting domestic violence, sexual assault, or stalking against the tenant or a tenant’s household member. When there are mutual allegations of domestic violence, the court determines whether one is the dominant aggressor. The dominant aggressor is not entitled to protection from eviction under the law. But what happens if the court cannot determine if one is the dominant aggressor? We do not yet know the answer.

What happens if this couple’s fighting drives other tenants out? Tenants displaced by such disturbances have filed suit alleging constructive eviction against the owner for not taking action. Such suits can cost tens of thousands in attorney fees to defend. All owners of rental properties should have liability insurance for each property with at least $1,000,000 in coverage, plus a personal umbrella, with “wrongful eviction” and “invasion

of privacy” included in one of the definitions of coverage. No policy will cover all tenant claims, but the right policy will require the carrier to pay a lawyer to defend the case.

So, what do you do in response to complaints about a couple fighting? Start with a letter informing the couple they are disturbing others in the building and thereby violating their lease agreement. If the lease does not prohibit nuisances, the letter should cite Civil Code section 3479 and advise the couple they must cease causing this nuisance or they could be evicted.

If the problem persists, the next step is to serve a three-day notice to perform/cease or quit, after which you can file a civil lawsuit for unlawful detainer, commonly called an eviction case. There are technical legal requirements for these notices, so, as usual, it is wise to consult an attorney before taking action.

—Dave Semel

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Shoshana Raphael is with SJR Law Corporation and can be reached at 415-408-6044. Dave Semel is with Fried, Williams & Grice Conner and can be reached at 415-421-0100.

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

sfaa2026calendar

sfaa 2026

February

MONDAY, FEBRUARY 2

Board of Directors Meeting 11:30 a.m.

SUNDAY, MARCH 1

Annual Allowable Rent Increase

Effective March 1, 2026, through February 28, 2027, the allowable annual rent increase is 1.6%. For more information, turn to page 8.

MONDAY, MARCH 2

Deadline for Annual Business Tax filing and Business Registration Renewal under new business tax rules

WEDNESDAY, FEBRUARY 18

Virtual Member Meeting

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

Sponsored by: Vertex Property Group

SFAA office will be closed Monday, February 16, 2026 in observance of Presidents’ Day.

March

SUNDAY, MARCH 1

Deadline to register your units with the Rent Board Rental Housing Inventory

SUNDAY, MARCH 1

Deadline to pay the Rent Board fee without penalty

MONDAY, MARCH 2 Board of Directors Meeting 11:30 a.m.

WEDNESDAY, MARCH 18

Landlord Expo Fort Mason Center 2A Marina Blvd, Gallery 308 9:30 a.m. to 4:00 p.m.

TUESDAY, MARCH 31

Informal Review Deadline If you believe your property’s assessed value is higher than the market value, you may request a review before March 31, 2026. For more information, turn to page 10.

SFAA office will be closed Tuesday, March 31, 2026 in observance of Cesar Chavez Day.

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

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

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

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

ALLOWABLE RENT INCREASES

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

03/1/25 - 02/28/26 5.0%

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

03/01/23 - 02/29/24 2.3%

03/01/22 - 02/28/23 0.1%

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

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

03/01/20 - 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. ALLOWABLE 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

BARTH CALDERON, LLP

Paul Hitchcock 415-577-4685 Paul@barthattorneys.com

All languages welcome BORNSTEIN LAW

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

BRETT GLADSTONE

Brett Gladstone 415-3945188 bgladstone@g3mh.com

CHONG LAW

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

DOWLING & MARQUEZ, LLP

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

FRANK KIM ESQ., EVICTION ASSISTANCE

Jo Biel 415-752-6070

Spanish, Korean, Cantonese and Mandarin

FRIED, WILLIAMS & GRICE CONNER, LLP

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

Clifford Fried

cfried@friedwilliams.com

Farsi, French, Portuguese, Spanish

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

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

SOL ENVIRONMENTAL, INC.

Raul Solorzano Nuno 925-895-6546 jackson@solenvironmental.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 628-208-0188 SFfire@aec-alarms.com

AURA FIRE SAFETY

Lo Choe 415-333-2588 lo@aurafiresafety.com

EMERGENCY SYSTEMS, INC. Eric Hagerman 415-564-0400 esmfire@earthlink.net

REDWOOD CITY ALARMS, INC. Christopher Cicero 650-362-4841 redwoodcityalarms@gmail.com www.redwoodcityalarms.com

FITNESS EQUIPMENT

LUXE FITNESS AMENTITIES

Bobby Riese 720-498-5662 briese@luxefitamenities.com www.luxefitamenities.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

COMMERCIAL COVERAGE

INSURANCE AGENCY

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

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972

David.gordon@gordoninsurance.com

INTERNET SERVICE PROVIDER COMCAST

Vutny Un 925-785-1918

Vutny_Un@comcast.com www.xfinity.com

LAUNDRY EQUIPMENT

WASH MULTIFAMILY LAUNDRY SYSTEMS Adrian Gomez 650-340-8054 adriang@washlaundry.com

LENDING / FINANCIAL SERVICES

BANK OF SAN FRANCISCO

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

CHASE

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

EAST WEST BANK

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

JPMORGAN CHASE

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

SURFACE EXPERTS OF SAN FRANCISCO NORTH

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

WEST COAST PROPERTY MANAGEMENT

Joseph Keng 415-885-6970 ext. 101 www.wcpm.com

MARKETING

APARTMENT LIST

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

OPINIION

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

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

Scott Goering 415-782-8940 sgoering@sfbar.org

PAINTING CONTRACTORS

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

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

KRUIT PAINTING, INC.

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

PAC WEST PAINTING INC.

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

PETERS PAINTING SERVICES

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

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

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

2B LIVING

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

ABACUS PROPERTY MANAGEMENT

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

ALEXANDERSON PROPERTIES

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

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

BLVD RESIDENTIAL

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

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

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

BROOKFIELD PROPERTY GROUPPRESIDIO LANDMARK Jon King 855-327-5376 jon.king@brookfieldproperties.com

CANNIZZARO REALTY John Cannizaro 415-795-2360 john@cannizzaro-realty.com

CANTRELL ASSOCIATES CORPORATION Jim Cantrell 415-956-6000 jimcha@pacbell.net

CAROL DINEEN REALTY Carol Dineen 415-212-8087 support@caroldineenrealty.com

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

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

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

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

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

CLARK & CROONER REA 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

CORCORAN ICON PROPERTIES Dawn Cusulos 415-678-8854 dawn.cusulos@corcoranicon.com

CROSSBAY GROUP INC 408-512-4366

Eclipse Property Management Inc. Terrence Tom 510-865-8700 x303 ttom@eclipsepm.net

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

FOGCITI REAL ESTATE INC. PROPERTY MANAGEMENT Paul Mora 415-674-1440 pmora@fogciti.com

FOUNDATION RENTALS & RELOCATION, INC. Christopher Barrow 415-507-9600 cb@foundationhomes.com

GAETANI REAL ESTATE

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

GEARY REAL ESTATE, INC.

Melissa Geary melissa@gearyrealestateinc.com

GEORGE GOODWIN REALTY, INC.

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

GOLDEN GATE 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

GORDON CLIFFORD PROPERTIES, INC.

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

HOGAN & VEST INC.

Simon Wong 415-421-7116 hoganvest.com

HRH REAL ESTATE SERVICES CORPORATION

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

INCOME PROPERTY SPECIALISTS

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

JACKSON GROUP

PROPERTY MANGEMENT, INC.

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

JAMES D. MULLIN REAL ESTATE BROKER

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

JD MANAGEMENT GROUP, INC.

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

KEYOPP PROPERTY MANAGEMENT

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

LEADING PROPERTIES

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

LUCAS & COMPANY

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

M PROPERTIES

Mark Mangampat mark@mproperties.com

MAG MANAGEMENT

Lana August lanaml@gaehwiler.com

MARSHALL & CO. PROPERTY MANAGEMENT

Marshall Jainchill marshall@marshallproperty.com

MAVEN MAINTENANCE, INC.

Craig Lipton 415-305-7506

lipton@maveninvestments.com www.mavenmaintenance.com

MCKEEVER REALTY

Chuck Lewkowitz chucklewkowitz@gmail.com

MERIDIAN MANAGEMENT GROUP

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

MILLENNIUM FLATS

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

MORLEY FREDERICKS

REAL ESTATE SERVICES

Steve Crane 415-847-1224 steve@morleyfredericks.com www.morelyfredericks.com

MOSSER COMPANY

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

NICE VENTURES INC

Laurie Thomas laurie@niceventures.com

NORTHPOINT APARTMENTS

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

ONERENT DBA POPLAR HOMES

Nicole Cheatham 408-381-3157

nicole@popularhomes.com

OPEN WORLD PROPERTIES

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

ORVICK MANAGEMENT GROUP

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

PACIFIC REALTY

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

PAUL LANGLEY COMPANY

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

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

RAJ PROPERTIES

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

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

RAMSEY PROPERTIES

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

REAL MANAGEMENT COMPANY J.J. Panzer 415-821-3167 www.RMCsf.com

RENTWISE PROPERTY MANAGEMENT Brandon Temple 650-346-2006 Brandon@gorentwise.com

ROCKAWAY RESIDENTIAL MANAGEMENT Kristine Abbey 650-290-3084 kristine@rockawayresidential.com rockawayresidential.com

ROCKWELL PROPERTIES

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

RNB PROPERTY MANAGEMENTGOLDEN GATE Kaveh Gorgani 415-413-3827 kaveh@rnbemail.com www.rnbgoldengate.com

RPM MANAGEMENT GROUP Dipak Patel 415-672-1203 dipak@rpmmg.com

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

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

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

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

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

REFINISHING / RESURFACING SERVICE

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

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

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.

Subscriptions

sfaa

sfaa 2026

What You Need to Know

VIRTUAL MEMBER MEETING

WEDNESDAY, FEBRUARY 18

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

SFAA LANDLORD EXPO

WEDNESDAY, MARCH 18

9:30 a.m. to 4:00 p.m. Cost: FREE! For more information, turn to pages 10 and 39.

VIRTUAL MEMBER MEETING

WEDNESDAY, APRIL 15

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

WEDNESDAY, MAY 20

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

WEDNESDAY, JUNE 17

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

WEDNESDAY, JULY 15

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

WEDNESDAY, AUGUST 19

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

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

jcriddle@abode.org

KIDDER MATTHEWS

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

RESIDENTIAL LEASING

BROWN & PATKI INC.

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

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

J. WAVRO ASSOCIATES

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

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

PDC REAL ESTATE & RENTALS

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

RELISTO

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

RENTALS IN S.F. Jackie Tom 415-409-3263 www.rentalsinsf.com

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

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

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

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

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES

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

SUBMETERS

LIVABLE

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

AD INDEX

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

Legal Questions

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

2026 membership application

San Francisco Apartment Association

2026 Day Series Webinar Schedule & Registration Information

2026 SFAA Forms Order

Member Name: Member #:

Beginning of Tenancy

Application to Rent

SFAA Residental Rental Agreement- 2026

SFAA Residental Rental Agreement- 10 Pack

CAA Lease Agreement

CAA Rental Agreement- Month to Month

Guarantee of Rental Agreement

Holding Deposit

Addendum to Rental Agreement

Parking Agreement

Pet Agreement

Storage Agreement

Assistive Animal Request & Documentation Packet

Move In/Move Out

Fire Safety Disclosure - SF

24 Hour Notice to Enter

AB 1482 - Notice of Exemption

AB 1482 - Properties Subject to

Offer of Positive Rent Reporting Addendum

During Tenancy

3 Day Notice - Pay Rent or Quit

3 Day Notice - Perform Covenants or Quit

$15 per 10$40 per 10

$35 each$250 each

$275 pack N/A

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

30 Day Notice - Change of Monthly Rent - SF $15 per 10$40 per 10

30 Day Change of Monthly Rent under AB-1482

90 Day Notice - Change of Monthly Rent- SF

Proof of Service

Security Deposit Interest & RB Fee - SF Only

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10 End of Tenancy

Acknowledgement of Residents Intent to Vacate

Notice of Resident Option for Initial Inspection

Notice of Intial Inspection to Residents

Itemized Disposition of Security Deposit

Notice of Belief of Abandonment

Miscellaneous

On-Site Resident Mgr. Employee Agreement (set)

Estoppel Certifcation

Prop 65 Warning Addendum

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

$15 per 10$40 per 10

**SFAA Members can download and access forms directly from the SFAA & CAA website.

Internal Use Only

Sub-Total:

Order Date:________________________________________ 8.625% Tax: Taken by:__________________________________________