SF Apartment Magazine March 2026

magazine

SF APARTMENT

San Francisco Apartment Association Office 265 Ivy Street

San Francisco, CA 94102

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

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

SFAA Staff

Executive Director Janan New

Deputy Director Vanessa Khaleel

Database & Website Manager Stephanie Alonzo

Government and Community Affairs Charley Goss

Marketing Lara Kisich

Member Services Gershay Castaneda

Education & Member Services Maria Shea

Accountant Crystal Wang

SFAA Officers

President J.J. Panzer

Vice President Robert Link

Treasurer Paul Gaetani

Secretary Kent Mar

SFAA Directors

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

VOLUME XXXVII NUMBER 3 MARCH 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.

Housing in Motion

From Capital Hill to City Hall, the latest neighborhood, housing, and rent updates shaping the outlook for San Francisco rental housing.

Housing for the 21st Century Act

The U.S. House of Representatives has unanimously passed the Housing for the 21st Century Act, a broad bipartisan housing package aimed at addressing the nation’s persistent affordability and supply shortages. The bill now moves to the Senate for consideration.

The legislation combines more than two dozen housing-related measures designed to modernize federal programs and reduce barriers to new housing production. For rental property owners and multifamily developers, key provisions include streamlining environmental and administrative review processes tied to federal housing funds, updating Community Development Block Grant (CDBG) and HOME Investment Partnerships programs, and expanding financing tools for multifamily, manufactured, and workforce housing.

The bill also encourages state and local governments to adopt zoning and land-use “best practices” intended to reduce regulatory delays that can slow or derail housing projects. While the legislation does not mandate local zoning changes or address rent control, supporters argue that reducing red tape and increasing overall housing supply could help ease long-term upward pressure on rents.

Industry groups have welcomed the bill, noting its focus on production rather than new regulatory mandates. Lawmakers backing the measure cite a national housing shortfall of roughly 5 million units.

If enacted, the Housing for the 21st Century Act could influence development timelines, financing availability, and rehabilitation efforts nationwide.

Annual Allowable Rent Increase

1.6%

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

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

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

For more information, visit the San Francisco Rent Board website at sfrb.org, or call 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

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

streetscape improvements along Larkin Street in San Francisco’s Tenderloin.

The privately funded initiative will focus on a stretch of the corridor that has struggled with vacant storefronts and reduced foot traffic.

Funds will be used for enhanced street lighting, decorative backlit security gates for roughly twenty small businesses, daily pressure-washing and sidewalk cleaning, expanded street ambassador and safety presence, and activation efforts such as community and cultural events. The goal is to improve day-today conditions for residents and merchants while making the area more welcoming to pedestrians and customers.

Mayor Lurie and city officials have described the effort as part of a broader public-private approach to stabilizing challenged neighborhoods. For rental property owners near the Tenderloin, the improvements could support tenant retention, reduce commercial vacancies, and contribute to gradual corridor revitalization.

Senate Bill 677 Update

California lawmakers are weighing legislation that would tighten enforcement of the state’s transit-oriented housing laws, potentially expanding where higher-density housing must be allowed near public transportation.

The proposal, authored by state Senator Scott Wiener, builds on recent housing reforms by clarifying and expanding the definition of a “major transit stop.” Supporters of the measure say some cities have used narrow interpretations of existing law to avoid permitting multifamily housing near frequent bus lines or rail service, undermining state goals to increase housing supply and reduce reliance on cars.

owners and developers, the changes could affect redevelopment opportunities, allowable densities, and long-term investment potential in transit-rich corridors, particularly in high-demand regions like the Bay Area.

Those who oppose the bill raise concerns about local control and the pace of state-mandated zoning changes. Others continue to support stronger statewide standards, arguing that inconsistent local implementation has limited the impact of prior transit-oriented housing laws.

While the bill has sparked debate, it remains part of a broader legislative effort to align housing production with climate, transportation, and affordability objectives. The measure is expected to continue moving through the legislative process this year.

Background

on “banked rent increases,” visit sf.gov/ information-banked-rent-increases

Tenderloin Corridor Improvements

Crypto entrepreneur and philanthropist

Chris Larsen has committed $5 million to support safety, cleanliness, and

If enacted, the bill would make it more difficult for local governments to exempt transit-adjacent areas from upzoning requirements, reinforcing the state’s push to concentrate new housing near transportation infrastructure. For rental property

HIGHLIGHTS FROM SFAA’S JANUARY MEMBERSHIP MEETING

From lease language to insurance coverage, protecting rental investments requires informed decision-making. SFAA’s January Member Meeting brought together industry experts to share practical guidance on leasing updates, applicant screening, electrification, and risk management.

2026 SFAA LEASE CHANGES

Clifford Fried, Fried, Williams, Grice Conner; Denise Leadbetter and Justin Goodman, Zacks & Freedman; Eric Andresen, West Coast Property Management; and Dave Wasserman, Wasserman Offices

The meeting opened with an overview of the 2026 SFAA Residential Tenancy Agreement changes, highlighting updates designed to reflect evolving legal requirements while preserving flexibility for property owners. SFAA encourages members to download and adopt the updated SFAA lease forms to help ensure compliance and reduce risk in the year ahead. As regulations continue to shift, keeping lease documents current remains one of the most effective ways to protect rental investments.

APPLICANT SCREENING AND FEE COMPLIANCE

Presented by Mike McCamish from 2B Living

Applicant screening was another key focus of the meeting. 2B Living shared best practices for screening prospective tenants in a competitive rental market, emphasizing consistency, documentation, and adherence to fair housing requirements.

And the California Apartment Association examined trends among prospective tenants and clarified California’s rules governing screening fees. The presentations reinforced the importance of lawful, transparent screening processes — particularly as enforcement and scrutiny around tenant protections continue to increase.

ELECTRIFICATION WITHOUT A PANEL UPGRADE

Presented by Nik Kaestner from the San Francisco Environment Department, Peter Dumanian from Gradient, and David Chanin from FutureFit Partners

As building electrification gains momentum across San Francisco, presenters addressed one of an owner’s most common concerns: cost. The session explored ways to transition away from gas appliances without requiring a full electrical panel upgrade, highlighting emerging technologies, phased approaches, and available incentive programs.

Contact the presenters directly to learn how these approaches might apply to their own buildings.

INSURANCE: KNOW YOUR POLICY

Presented by PJ Tradelius from Acrisure Insurance, Jerry Becerra and Heffernan Barbary from Barbary Insurance Brokerage, Parker Humes from the CAA Value Insurance Plan, and Joe Naworski from Gordon Associates Insurance Services

The meeting concluded with a comprehensive insurance discussion focused on understanding coverage details and managing risk. Speakers urged members to review their insurance policies closely, understand coverage limits and exclusions, and ensure coverage aligns with today’s operating environment.

See SFAA’s list of insurance providers to discuss property-specific coverage questions and potential gaps.

ACCESS MEETING RESOURCES

If you were unable to attend the meeting, you can view the full footage and download the updated SFAA lease on the SFAA website.

Turnaround Town

written by J. J. PANZER WITH CHARLEY GOSS

After several difficult years, the market is finding its footing.

In San Francisco, it often feels like the more things change, the more they stay the same. The familiar “doom loop” narrative that dominated the past several years is beginning to fade, replaced by something that looks more like a renewed cycle of growth. As it has so many times over the last 25 years, technology hiring and venture capital investment are again driving demand, putting money into the hands of talented young people who want to live and work in the city.

Not long ago, many of us were watching apartments sit vacant as residents decamped for places like Sacramento and beyond. Today, vacancies are leasing quickly—often at or above expectations. I cannot recall the last time I rented so many apartments at solid prices in December, including the traditionally slow period between Christmas and the New Year. While this momentum is encouraging, experience has taught me to remain cautious. San Francisco’s market is cyclical, and rapid shifts are nothing new.

These conditions underscore the importance of sticking to sound, wellestablished rental practices—especially as competition among applicants returns. Fair Housing compliance matters just as much in a strong market as it does in a soft one. I continue to favor a “first come, first qualified, first offered” approach. It remains one of the clearest ways to protect against allegations of discrimination and to ensure

decisions are based solely on permissible criteria such as income, credit history, and prior landlord references.

I recommend setting rents at market and allowing applications to arrive organically, rather than underpricing a unit and creating a competitive “beauty contest” among applicants. Even when tenant selection is defensible, the process can be difficult to explain if challenged. Establishing a fair rent up front and evaluating applications one at a time is the most defensible approach.

Along similar lines, owners and managers should resist turning leasing into a bidding process. While allowing prospective tenants to offer rent above asking may ease concerns about leaving money on the table, it also introduces unnecessary Fair Housing risk and potential claims of unfair business practices. The better strategy is to do the homework in advance— review comparable properties and rely on experienced professionals such as property managers, leasing agents, or fellow owners with similar assets to arrive at a confident asking rent.

During the pandemic, when in-person showings were limited and leasing became more complicated, many adopted professional photography and digital marketing tools such as floor plans and 3D tours. While some were initially hesitant to invest the $300–$500 per unit required, the value is now clear. These assets can be reused

for years, improve ad performance, reduce unnecessary inquiries, and cut down on no-shows. Leasing agents consistently report smoother transactions and faster lease-ups.

A recent example: We began working with a new client last January who had struggled for months to lease three vacant units. Initially, they declined to invest in professional photography, so we used their existing iPhone photos while improving listing placement and copy. Those units leased within about three weeks at asking rents. Later in the year, after investing in professional photography for eight additional vacancies, average vacancy time dropped to 12.3 days per unit, and achieved rents increased by nearly 20%.

For owners who bill tenants through ratio utility billing (RUBS), the start of the new year is a good opportunity to revisit disclosure practices. With legislators in Sacramento continuing to scrutinize RUBS and similar charges, transparency is increasingly important. One proactive step is to disclose a range of typical RUBS charges in marketing materials based on comparable units over the prior twelve months. Doing so reduces confusion, builds trust, and strengthens an owner’s position should a tenant later dispute those charges.

Looking ahead, 2026 is already shaping up to be an active year legislatively. At the state level, the CAA has successfully blocked two significant bills as of late January. Assembly Bill 1157, which would have lowered the statewide rent cap, expanded rent control to additional property types, and eliminated the Tenant Protection Act sunset, failed to advance out of committee. Assembly Bill 1248, which would have severely limited allowable tenant fees,

will not move forward this year following opposition from CAA, though similar proposals may resurface.

Locally, San Francisco will see a packed election calendar, with major contests in June and November. In June, appointed Supervisors in Districts 2 and 4 will seek their first electoral victories. Supervisor Stephen Sherrill, appointed in late 2024, has emerged as a moderate voice and reliable SFAA ally. Supervisor Alan Wong, appointed in late 2025, has supported pro-housing legislation, including the Mayor’s Family Zoning Plan. June voters will also weigh competing business tax proposals backed by labor and business groups.

In November, we’ll see ballot measures for a regional sales tax to fund public transportation and a local parcel tax to support MUNI. SFAA has been actively engaged with the Mayor’s office on the MUNI proposal and has secured important protections, including a lower owner tax rate, a per-unit passthrough, and a sunset provision. November will also feature elections for all even-numbered Board of Supervisors districts, including Districts 2, 4, 6, 8, and 10—making this a consequential year for the city’s policy direction.

Overall, San Francisco feels healthier than in recent Post-COVID years. A stronger local economy, rebounding tourism, and improved day-to-day conditions have contributed to a more stable and active rental market.

We can help ensure this progress continues. By providing safe, well-maintained housing, following best practices, and complying with local and state laws, we reduce the likelihood of becoming legislative targets. With six Board of Supervisors seats on the ballot this year, SFAA members’ engagement and support will be critical in building a results-oriented Board that can sustain the city’s momentum into 2026 and beyond.

Second Wind

written by JAY H. GREENBERG

Stronger leasing and rising rents show the apartment market finally shifting.

After several years of uncertainty, 2025 marked a clear turning point for the San Francisco apartment sales market. Demand reasserted itself, vacancies tightened, and rents resumed an upward trajectory, restoring confidence in the core fundamentals of multifamily ownership. Sales activity for buildings of five units and larger rebounded meaningfully as buyers reengaged, attracted by improving operating performance and the city’s longstanding supply constraints.

With limited new construction, stabilizing tech-driven employment, and renting remaining the most attainable housing option for many households, San Francisco’s multifamily market in 2025 shifted from a defensive posture to renewed momentum. The year set the stage for a more active and competitive investment landscape moving into 2026.

Beyond the numbers, overall sentiment improved materially. Increased focus on public safety, street conditions, and quality-of-life issues under the city’s new administration contributed to a more orderly and livable urban environment. This improvement in the city’s day-to-day experience has played a subtle but important role in restoring confidence among residents, investors, and apartment owners alike.

The following data compares 2025 year-end statistics against the prior five

years, providing insight into emerging trends and the outlook for San Francisco’s multifamily market.

5-9 Units

Price per Square Foot

The average year-end price per square foot reached $554 in 2020, representing the peak of the reported period. Pricing moderated to $524 in 2021 and declined further to $507 in 2022. In 2023, the average fell to $440, followed by an additional 7% decline to $410 in 2024. In 2025, pricing stabilized and showed modest improvement, with the average price per square foot increasing to $418.

Gross Rent Multipliers (GRMs)

The average GRM was 15.71 in 2020 before declining to 14.97 in 2021 and 14.47 in 2022. In 2023, the average GRM dropped 10% to 12.96, followed by an 8% decline to 11.95 in 2024. By year-end 2025, the average GRM settled at 11.52.

Cost per Unit

Average cost per unit peaked at $484,000 in 2020 and then declined to $441,000 in 2021 and $428,000 in 2022. In 2023, costs dropped 13% to $369,000 per unit. Pricing remained relatively stable in 2024 at $366,000 before declining slightly again in 2025 to $360,000 per unit.

Dollar Volume

Total dollar volume was $236 million in 2020 and rebounded sharply

to $358 million in 2021, the highest level in a decade. Volume declined to $317 million in 2022 and dropped 25% to $237 million in 2023. A modest recovery occurred in 2024, with volume increasing 3% to $244 million. In 2025, activity surged, with dollar volume reaching a new decade high of $444 million.

Transactions

Transaction count totaled 78 in 2020, rebounded to 108 in 2021, and increased further to 117 in 2022. Activity declined to 101 transactions in 2023, then rose 10% in 2024 to 112 closings. In 2025, the market reached a new decade high with 148 transactions.

10-Plus-Unit Buildings

Price per Square Foot

The average year-end price per square foot was $544 in 2020, declining to $520 in 2021 and $447 in 2022. In 2023, pricing dropped 16% to $372 per square foot and remained essentially flat in 2024 at $371. In 2025, values improved, with the average price per square foot increasing to $392.

Gross Rent Multipliers (GRMs)

The average GRM was 15.54 in 2020, declining to 14.15 in 2021 and 13.54 in 2022. In 2023, the average GRM fell sharply to 10.50. A modest rebound occurred in 2024, with the average increasing to 10.95, before settling slightly lower at 10.53 in 2025.

Price per Unit

Average cost per unit declined from $425,000 in 2020 to $385,000 in 2021 and $346,000 in 2022. In 2023, pricing fell 15% to $295,000 per unit,

followed by an additional 12.5% decline in 2024 to $258,000. In 2025, pricing rebounded meaningfully, with a 25% increase bringing the year-end average to $324,000 per unit.

Dollar Volume

Dollar volume totaled $377 million in 2020 and surged to $554 million in 2021 before declining to $511 million in 2022. A significant contraction occurred in 2023, with volume dropping 61% to $199 million. Recovery began in 2024 with a 30% increase to $260 million, followed by a dramatic resurgence in 2025, when dollar volume rose 117% to $564 million.

Transactions

Closings totaled 46 in 2020 and rebounded to 83 in 2021. Transaction count declined to 63 in 2022 and reached a decade low of 39 in 2023. In 2024, activity increased 60% to 62 closings. In 2025, momentum accelerated further, with a 53% increase to 95 transactions.

Sources: Jay Greenberg, Vitaly Rutus, San Francisco Multiple Listing Service, CoStar Comps.

My Two Cents

Year-end indicators for 2025 show a mix of modest gains and minor declines across most value categories, with the notable exception of a 25% increase in price per unit for 10-plus-unit properties. More significant than pricing, however, was the resurgence in market activity. Across both size categories, transaction volume increased approximately 40% year over year, while total dollar volume doubled. Notably, fourth-quarter 2025 produced the highest quarterly closing count of the past decade, providing strong momentum heading into 2026.

Demographic trends are also showing signs of stabilization. According to the U-Haul Growth Index released January 6, 2026, San Francisco posted a net gain in movers during 2025, ranking 17th among U.S. growth metros. This marked a reversal from 2024, when more

Your Trash Costs are High

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

Your Property is in Chaos

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

Your Tenants are Unhappy

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

You Don't Mind the Smell

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

You’re Prepared for Fines

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

You Love Moving Bins

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

Phantom Occupancy

written by VARIOUS AUTHORS

When tenants blur the line between coming and going, landlords face questions about occupancy and rents.

Q.I suspect a tenant has moved out and is allowing friends to occupy the unit while remaining on the lease. How can I establish that the unit is no longer their principal place of residence?

There could be any number of reasons a housing provider should want to know who is living in their property (liability, safety, etc.), but when it comes to rent control, we care not only about who is living there, but also who isn’t.

Rent control proliferated in the late 1970s/early 1980s throughout California, with the goal of stabilizing prices and communities. A handful of California cities even enacted “strict” rent control ordinances, where the price cap was attached to the unit, rather than the tenancy.

Since the mid-1990s, the CostaHawkins Rental Housing Act offered a balanced approach to “vacancy decontrol.” Costa-Hawkins gives landlords the ability to increase the rent to market rate when the unit is vacated. This includes when the last “original occupant” vacates, even if others remain.

Now, Costa-Hawkins rights are susceptible to “waiver traps” for landlords who create a direct contractual relationship with their tenants’ tenant (i.e., the subtenant). Meanwhile, San Francisco has all but eliminated the ability to enforce any prohibitions

against subletting, so this dynamic must be carefully managed. However, your tenant appears to be wise to the consequences of decontrol, making his friends the beneficiaries of his protected rents, while hiding the fact of his departure from his landlord.

Costa-Hawkins uses the phrasing “no longer permanently resides” to describe this threshold status of your tenant, and this phrase has no definitive definition. If your tenant buys a nearby home and moves in, while his former apartment is sublet in its entirety, that probably satisfies the standard. Anything short of a bright line may see some difficulty of proof.

Unlike the rent board’s “tenant in occupancy” petition (for tenants who use their unit as a “pied a terre”), a CostaHawkins increase does not require a petition or any other prerequisite determination: you just serve a rent increase notice. But tenants often fight increases, so you should marshal your evidence in advance.

The forum matters. In a superior court action, a plaintiff has tools for coercing the production of evidence. It can be quite a challenge to uncover the details of one’s private affairs (literally, where they are sleeping at night) against their will, but civil discovery requires the production of relevant evidence. Landlords would therefore prefer to litigate these questions in the superior court, in an action for declaratory relief for a

determination of their decontrol rights, or even as an eviction for non-payment of (the increased) rent.

On the other hand, tenants are often quick to petition the Rent Board for the same determination. The Rent Board is seemingly designed to be neutral (after all, it has two landlord commissioners to balance the two landlord commissioners). And individual results may vary. The Rent Board features a “bring your own evidence” policy and is largely devoid of the normal rules of evidence, like the prohibition against hearsay, and this evidentiary standstill rewards the tenant who does not have the burden of proof.

Therefore, in either forum, it is a good idea to retain a private investigator. These specialists have access to robust records databases, they can build an investigatory report about the departed tenant’s lifestyle, and they can testify about their conclusions in their capacity as a designated expert witness (which bestows an important level of credibility for a narrative you’re essentially building from the outside in, with inference).

—Justin Goodman

Q. A tenant asked to add an occupant after their partner lost housing. The unit is rent-controlled and already houses the maximum allowed. Must I approve this request?

A. The additional number of occupants would need to comply with all occupancy limits, which generally limits the total number of occupants to 2 persons in a studio unit, 3 persons in a one-bedroom unit, 4 persons in a

Why late fees must reflect actual costs, and not incentives or punishments.

FEE FOUL or

Written by ERIC ANDRESEN & DAVE WASSERMAN

Late fees are rapidly becoming the target of tenant rights groups and courts throughout the state. Laws regarding late fees have changed significantly over the years, and if we fail to act responsibly now, we may very well lose the ability to impose reasonable late fees on residents who fail to pay monthly rent on time.

The genesis of late fees harkens to a time when housing providers would use them as a tool to incentivize timely payment of rent and as a penalty for when deadlines were missed. Yet in the 21st century, the courts have consistently decreed that late fees may never be used as an incentive to pay rent on time. Thus, unlike in decades past, in today’s California late fees cannot be used as a tool to coerce residents to pay rent on time. Case law has well settled this point, and tenant advocacy groups are now actively pursuing rental housing providers who are caught imposing fees to compel their residents to obey payment deadlines.

Since they may not be used to encourage timely payments or to penalize those that are tardy, late fees are only justified in providing a reimbursement of actual out-of-pocket costs the housing provider incurs because of receiving rent beyond the due date stated in the lease agreement. These costs must be directly attributable to the late payment, such as staff time used to draft and deliver late notices, or the cost of late payment penalties imposed by a lender. So, if you are going to charge a fee, you must have sufficient documentation available to support the charge. And no fee may be issued unless the lease agreement expressly permits the assessment.

This is nothing new. The housing industry has struggled in recent years over whether to demand a fee on rent received beyond the due date or for payments that are returned by the bank for insufficient funds (NSF). Years ago, leases commonly permitted housing providers to charge a percentage of the rent, such as 5%, as a penalty. Indeed, in the commercial rental market, such practices remain commonplace. However, the courts have increasingly scrutinized the imposition of late fees when a lessee fails for whatever reason to pay rent on time.

The SFAA Residential Tenancy Agreement (RTA) has allowed a charge for late payment of rent as well as for NSF payments in past versions with the property owner filling in the actual amount of the fee. For returned checks, there is still a blank line for the amount of the fee that again should reflect your actual bank charge, as the NSF fee cannot exceed actual costs imposed on the bank customer. Thus, always charge exactly what your bank charges you. While the courts have not yet focused on returned check fees, the analysis will undoubtedly be the same in that the NSF amount should accurately reflect what you as the bank customer incurred.

Last year, for the first time, the RTA authors pre-set the rate for the late fee at $50 per late payment. The concern last year was to avoid charging what the courts might deem excessive or usurious. Yet even this figure is legally questionable for all the reasons discussed in this article. In 2026, the RTA includes a blank line again to allow the housing provider to insert the actual cost, but with a caveat that the fee cannot exceed $50.

For those of you requiring “legal proof” of this stance, here you go. In Del Monte Properties & Investments, Inc. v. Dolan (2018), 26 Cal.App.5th Supp. 20, the appellate court reiterated that an automatic and set late fee must be reasonable because it resembles what is known as “liquidated damages.” To be valid under state law (Civil Code section 1671), a liquidated damages clause must be the result of a reasonable endeavor to approximate actual losses caused by the late payment of rent. In other words, the late fee must reflect the actual monetary losses incurred as a result of the late payment. Citing an earlier case, Orozco v. Casimiro (2004) 121 Cal.App.4th Supp. 7, the Dolan court affirmed the rule that the losses caused by the tardy payment of residential rent shall be limited to (i) interest and (ii) administrative costs of collecting and accounting for the late rent, period. Moreover, the housing provider bears the burden of proving these losses, meaning you must show through competent and admissible evidence that you incurred the monetary loss each time rent was paid late.

In addition, courts have noted that setting the damages to a percentage of rent is not appropriate because the percentage is not based upon actual costs. Some will opine that the percentage might help reduce the actual late fee in the case of a smaller balance of rent due, i.e., if the late balance is only $500, a 5% fee would be less

INSPECTIONS

Don’t defer your tenants safety! Call us today to schedule your inspection.

money, and inspector visits with our Combo 604/721 Inspection package.

Licensed General Contractor Licensed Home Inspectors

NACHI Certified Professional Inspectors

NACHI Certified Deck Inspectors

Over 30 years of Building Expertise

than a flat $50 fee. However, this practice has not been tested or reviewed by the courts, and the RTA review committee continues to be leery about the use of a percentage and therefore strongly advises against such a policy.

The courts have also warned that calculating the losses caused by a tardy payment better be done before, not after, the lease is entered into. In other words, housing providers must compute the resulting damage prior to including a late fee clause in the rental agreement, and this amount must be disclosed in advance of the resident signing the lease. Composing this calculation after a breach is not acceptable and bolsters concerns about using a percentage rather than a flat fee that represents actual costs.

In addition, don’t even think about trying to evict a resident for failing to pay assessed late or NSF fees. You may demand these fees when serving a late notice, but do not include late or NSF fees in any notice that may form the basis of an eviction action in court such as a three-day notice to pay rent or quit. Doing so will likely lead to the dismissal of your action, forcing you to start over again and lose more rent. Your remedy to collect unpaid late and NSF fees lies in small claims court, not in the unlawful detainer forum.

Restoring Properties.

Reviving Peace of Mind.

Please be reasonable about any fees you seek to impose upon your residents, and always keep in mind that receiving a rent payment on the sixth or seventh day as opposed to the fourth or fifth day of the month likely won’t persuade a court to believe that you lost $50. As such, tread lightly when imposing fees; you will have to justify bank and administrative costs actually incurred by you as a result of late payment or a payment returned for insufficient funds. Simply stated, inflating these assessments to encourage or punish a certain course of conduct is now out-of-bounds.

The information contained in this article is general in nature. Consult the advice of anattorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Eric Andresen is the owner of West Coast Property Management and

10 offers sold over asking in 10 days to a cash buyer Unit Mix-10 large studios + 7 one-bedroom units

Rare Parking Advantage-11 on-site spaces—premium feature in this location

Immediate Upside Potential-5 units delivered vacant for renovation

Attractive Pricing Metrics-$357/SF and $276 Per Unit

Rare central SF warehouse with high ceilings

Finished basement + second‑floor office/residential

Delivered vacant for owner‑user

Additional Retail Market provides short-termincome

Flexible RC‑4 zoning

Prime, transit‑rich urban location

16-Unit Asset: Includes 13 renovated studios + 1 one-

Turnkey Management: Professionally operated for seamless ownership

Extensive Capital Improvements: Modernized systems and finishes

New 3-Ply Roof: Enhancing durability and long-term value

JUST SOLD — 11 UNITS + RETAIL IN THE

Mixed use asset offering stability and long term upside

Close to Civic Center, Nob Hill, and Polk Street dining/nightlife

Hard‑to‑find warehouse space in the heart of the city

7.40% Cap Rate – immediate cash flow with room to grow

8.22 GRM – favorable income-to-price ratio

$128,300 per unit – below replacement cost

Two buildings on separate parcels –

Rehab opportunity – reposition units to capture higher rents

Ideal for investors seeking appreciation through improvements

Separate parcels allow for versatile

Located in the evolving Tenderloin/Larkin corridor with new development and investment

Value add potential through unit repositioning and modernization

Architectural charm with room for contemporary upgrades

Strong rental demand and long term appreciation in a revitalizing district

Sold at a 6.24% Cap Rate & 9.0x Rents

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!

Pay Scales Paperwork &

Written by MAGGIE GROVER

California’s latest employment laws expand pay transparency, employee notices, and record-keeping requirements, adding new compliance obligations for employers in 2026.

As the United States prepares to celebrate its semi-quincentennial, the California legislature has enacted changes to employment laws that highlight the differences between California and the federal government.

The Workplace Know Your Rights Act

The new Workplace Know Your Rights Act requires notice of certain employee rights, with a focus on unfair immigration-related practices. By February 1, 2026, employers must provide each current employee with a stand-alone written notice of specified workers’ rights, including:

1. The right to workers’ compensation benefits and information regarding worker’s compensation.

2. The right to notice of inspection by immigration agencies.

3. The right to protection against unfair immigration-related practices.

4. The right to organize a union or engage in concerted activity in the workplace.

5. Constitutional rights when interacting with law enforcement at the workplace.

Employers must provide the notice to all new employees upon hire. A new notice is to be provided annually. In addition, if the employee has a representative, such as a labor union, the notice must be provided to the representative, in addition to giving one to the employee.

The California Labor Commissioner’s Office has developed a template notice that satisfies the Workplace Know Your Rights Act. The English and Spanish versions are available at dir.ca.gov

Additional languages are expected in the near future. The Labor Commissioner is obligated to update the template each year. In the future, employers should verify they have the most current template before distributing the notice.

Employers may not discharge, threaten to discharge, demote, suspend, discriminate, or retaliate against an employee for exercising or attempting to exercise their rights under the Workplace Know Your Rights Act.

Finally, by March 1, 2026, employers must offer employees the opportunity to designate an emergency contact to be notified if the employee is arrested or detained. If an arrest happens at the worksite, the employer must notify the emergency contact. If the arrest or detention occurs during work hours, while the employee is working, but not on the worksite, the employer only has to give notice after it has actual knowledge of the employee’s arrest or detention. Employees are authorized to change their emergency contact at any time.

Bias Training Is Not Discrimination

In response to the pushback on diversity, equity, and inclusion efforts, California law now explicitly recognizes that neither bias mitigation training nor an employee’s assessment, testing, admission, or acknowledgment of their own personal bias constitutes unlawful discrimination.

Most Employment Contracts Requiring Repayment Are Prohibited

Over the last several years, California law has become more protective of an employee’s right to work. The latest addition makes it unlawful to include any of the following provisions in an employment contract:

1. Requiring the worker to pay an employer, training provider, or debt

collector for a debt if the worker’s employment or work relationship with a specific employer terminates.

2. Authorizing the employer, training provider, or debt collector to resume or initiate collection of or end forbearance on a debt if the worker’s employment or work relationship with a specific employer terminates.

3. Imposing any penalty, fee, or cost on a worker if the worker’s employment or work relationship with a specific employer terminates.

The statute provides narrow exceptions. The one most applicable to employers permits repayment requirements for signing bonuses or other financial hiring incentives given in connection with hiring if the following conditions are met:

1. The terms of any repayment obligation are set forth in a separate agreement.

2. The employee is notified that they have the right to consult an attor-ney regarding the agreement and provide at least five business days to obtain legal advice before signing the agreement.

3. Interest does not accrue and repayment is prorated based on the remaining term of any retention period, which may not exceed two years from the receipt of payment.

4. The worker has an option to defer receipt of the payment to the end of a fully served retention period without any repayment obligation

5. Separation from employment is either the employee’s choice or the result of misconduct.

Retention of Training Records

An employee’s training records are now considered part of the employee’s personnel file. Education or training records must include all the following:

1. The name of the employee.

2. The name of the training provider.

3. The date and duration of the training.

4. The core competencies of the training, including skills in equipment or software.

5. The resulting certification or qualification.

Because training records are now considered part of the personnel file, every current and former employee has the right to inspect and receive a copy of their own records.

When a claim is filed, state agencies such as the Civil Rights Division and the Labor Commissioner’s Office often request evidence that the employer has provided the required harassment prevention training. Employers should be able to access and produce records confirming that employees have completed harassment prevention training.

Equal Pay Act Strengthened

The Equal Pay Act was changed to recognize the possibility of pay disparities based on gender identity and gender expression. As a result of the change, employers are now prohibited from paying employees at wage rates lower than those paid to employees of the opposite sex.

California requires employers to share the pay scale for a position with an applicant or in a job posting. The new law expands the definition of “pay scale” to mean an estimate of this expected wage range that an employer expects to pay for the position upon hire and is made in good faith.

Minimum Wage Increase

On January 1, 2026, the state-wide minimum wage increased to $16.90 per hour. Fast food restaurant employees must earn a minimum wage of $20.00 per hour. Many cities have adopted ordinances that require higher minimum wages. As a result, employers must be aware of and comply with any local requirements.

Employees in Administrative, Executive, and most Professional overtime exemptions must be paid no less than twice the California minimum wage for a full-time worker. Thus, beginning January 1, 2026,

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

180 Montgomery Street • Suite 1950

San Francisco, CA • 94104

info@zfplaw.com • zfplaw.com 415.956.8100

San Francisco’s premier real estate law firm has been advancing the rights of property owners for over two decades. Contact us for your real estate legal needs, and scan the QR code to subscribe to our monthly newsletter.

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.

Landlord - Tenant Law

Difficult Evictions

Ellis Act and Owner Move-in Evictions

Tenant Buyouts

Defense of Tenant Claims

Real Estate Litigation

Cold Comfort

written by NICK O’LEARY

The winter slowdown is fading as demand, pricing, and timelines stay hot year-round.

In years past, if you were searching for an apartment in San Francisco, late October through March would have typically been the best time to search: less competition, lower prices, better deals. It appears this may no longer be great advice. The feeling on the ground is that there are far fewer apartments available in the fall and winter compared to summer, and the demand during this time is far greater than years past. This has led to a surge in prices in many neighborhoods, and the bidding wars of the summer haven’t slowed down.

Most of my clients have been searching for apartments for at least several weeks, if not several months. While some have the flexibility to wait for the right apartment, those who are willing to settle find themselves competing with multiple other applicants. Most of my listings over the past few months have leased within one or two open houses. Apartments near desirable commercial zones and parks almost never require more than one open house. This has led to a general trend among owners and property managers to push and test the market, often successfully, further driving prices higher. The influx of AI workers and investment has exacerbated all of the above to a large degree.

For example, an updated but modest one-bedroom unit near Dolores Park on Liberty Street with shared laundry and parking included, leased after one open house in early January. Seeing a dozen or so other interested prospects at the open house, one applicant offered $300 over the listed price of $3,395 and signed the lease within hours of receiving it. This client was starting a new job in AI and had grown desperate after losing out on multiple other opportunities over the previous six weeks. Other neighborhoods, such as Pacific Heights and Russian Hill, continue to command premium rents. A two-bedroom at California and Laguna with shared laundry and no parking was recently leased for $5,495 after the first showing. This was over $1,000 more than it was leased for just one year ago.

The surprisingly short time many listings spend on the market further pushes prices upward as owners take notice. If I list my apartment for $3,395 per month and it only takes the first open house to lease, could I have pushed the market even higher? Experienced leasing professionals are great for assessing rent prices by considering previously achieved rent, gathering comps, and finding the balance between financial success for the owner and realistic, achievable rents.

But what is the ideal number of days on the market for a rental? Is it possible to find a consistent sweet spot between your premium rent and how long it takes to lease?

At Gaetani Real Estate, we constantly revisit these questions. The Liberty Street rental next to Dolores Park was leased in one day and received just under a dozen applications, indicating how the price could have been pushed more. In this case, it’s worth noting that although the renter offered $300 over the listed price, no other applicants were willing to match or outbid. Had the listing originally been marketed at $3,695, and this one renter had not been part of the equation, it is possible the unit would have garnered less attention and sat on the market for a week or more. The $ 5,495-permonth two-bedroom listing at California and Laguna, in contrast, received very few inquiries. The clients who ended up signing a lease had no competition. One may see how quickly it leased and ascertain that the price was too low. Yet, had these specific clients not signed a lease, the unit could have remained vacant longer than desired.

While data and metrics can be immensely helpful in finding this balance, frequent and transparent communication between agent and owner is also invaluable. Agents communicate with hundreds of prospects per week, and therefore have a general intuition of trends, preferences, and achievable outcomes. At Gaetani, we are currently trying a seven-day goal for most listings. An apartment that does not lease or garner much interest after seven days might be

LANDLORD EXPO

Multi-Family Housing Extravaganza

Rental Housing Expo, Seminars & Community

March 18th, 2026

Fort Mason Center - Gallery 308

FREE ENTRY

9:30 AM - 4:00 pm

Expo Schedule

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

THE FACTS OF LEASING LIFE

MYTH:

“It leased immediately, so it was underpriced.”

REALITY:

A fast lease-up doesn’t automatically mean money was left on the table. One especially motivated or well-qualified renter can accelerate a deal in ways that aren’t repeatable. Pricing too aggressively from the start can just as easily reduce interest and extend vacancy.

MYTH:

“If there was no competition, the rent must have been too high.”

REALITY:

A lack of competing applicants doesn’t necessarily indicate overpricing. The right renter may appear at exactly the right moment, meet all qualifications, and move quickly. Without that renter, the same unit could sit far longer at the same price.

MYTH:

“More applications always mean a better price.”

REALITY:

High application volume signals demand, not a guaranteed higher achievable rent. There is often a ceiling beyond which even strong demand does not translate into higher offers.

overpriced or may require a revised marketing strategy. If a listing receives multiple applications and tour requests after one day, it may be a sign that the market could have been pushed more. While it shouldn’t be a hard-and-fast rule, attention to the rent-day goal provides a framework for finding the magic number of premium and rentability.

At the end of the day, the San Francisco rental market just doesn’t play by the old rules anymore. The idea that winter is slower or cheaper is increasingly out of touch with what’s actually happening on the ground, where limited inventory and steady demand are keeping prices high and timelines short. Pricing a unit is less about guessing a perfect number and more about paying close attention to early signals: how much interest shows up in the first few days, how serious that interest is, and how quickly it converts. When owners and agents stay in close communication and are willing to adjust in real time, it becomes much easier to strike the right balance between pushing rent and avoiding unnecessary vacancy in a market that’s moving faster and behaving less predictably than it used to.

Nick O’Leary began his career in lease management and administration before becoming a leasing agent with Gaetani Real Estate. He was named the San Francisco Apartment Association’s 2023 Leasing Agent of the Year. Over the past year, his videos exploring San Francisco’s neighborhoods and rental market have drawn more than 20,000 followers and millions of views. Nick@GaetaniRealEstate.com. Instagram: @nickolearysf.

two-bedroom unit, 6 persons in a threebedroom unit, or 8 persons in a fourbedroom unit. Children under the age of 6 do not count towards occupancy limits. You can deny an additional occupant if they exceed the occupancy standard (e.g., 3 people in a 1-bedroom) or if the person fails reasonable screening.

You cannot unreasonably deny a roommate replacement or a new family member/partner, even if the lease prohibits it. The Rent Ordinance lets tenants add occupants if reasonable, even if the lease says “no,” by making a written request to the landlord. If the landlord fails to deny the request in writing with a description of the reasons for the denial of the request, including specific facts supporting the reasons for the denial, within fourteen (14) days of receipt of the tenant’s written request, the tenant’s request for the additional person is deemed approved. The standard of reasonableness can include consideration of health and safety issues, but cannot be discriminatory, especially against families.

The Rent Board Rules and Regulations

Section 6.15D discusses the requirements for adding family member where the rental agreement limits the number of occupants or prohibits subletting. Section 6.15E of the Regulations discusses the requirements for adding non-family members where the rental agreement limits the number of occupants or prohibits subletting. Your question refers to the proposed additional occupant as a “partner.” Pursuant to SF Administrative Code Sections 62.1 through 62.8, a “partner” may qualify as “family member” under the Rent Board Rules and Regulations. Based on Section 6.15D, your denial of adding the “partner” to the unit may be deemed unreasonable.

—Rowena Gargalicana

Q. I served a notice to enter for repairs and to check the smoke alarms, the resident refuses entry,

We specialize in real estate law, offering comprehensive legal services tailored to the complexities of owning and managing real estate in the San Francisco Bay Area. Our firm focuses on both residential and commercial real estate matters, and specializes in the areas of landlord-tenant, co-ownership, common interest developments, land use, neighbor disputes, purchase and sale of property, and leasing. We provide both guidance in transactional matters and advocacy in civil litigation matters.

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

Ways to Connect.

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

• Email SFAA at MemberQuestions@sfaa.org

• Follow SFAA on Linkedin

citing work-from-home obligations. Is denial of entry a lease violation?

A.Residents may not refuse lawful requests for entry. However, the key requirement here is “lawful.” In general, once the tenancy begins, an owner’s right to access a rental unit becomes restricted. Performing home inspections to check the smoke detectors is not in this author’s opinion a legitimate reason to compel an entry. Permissible reasons to enter are limited and specifically defined by state law. Entries are permitted:

• without notice in the event of an emergency such as a flood or a fire;

• with notice to make necessary or agreed upon repairs, decorations, alterations or improvements, supply necessary or agreed services, or to exhibit the rental unit to prospective or actual purchasers, lenders, tenants, workers, or contractors;

• pursuant to a court order;

• to install submetering devices for water service;

• and to perform mandatory deck and balcony inspections.

Thus, there is no right to go in and perform annual “smoke detector” or “condition of premises” inspections. Unfortunately, many in the industry use the purported maintenance of smoke alarms as a basis to perform yearly visits, but doing so may constitute tenant harassment.

Now the question also references “repairs.” Agreed upon or necessary repairs is a basis to seek entry, but please make sure that the repairs are indeed necessary before you push the issue. If the repairs are in fact legitimate and needed, then you may seek access with proper written notice. The notice shall include the date, approximate time, and purpose of the entry. The notice may be delivered personally to the tenant or left near or under the front door to the apartment. Twenty-four hours shall be presumed to be a reasonable amount of time for the notice. You may also mail the notice, but the mailing must be done at least six days prior

to the entry. In addition, you and your resident may agree orally to entry if the agreement specifies the date and time for the visit and the oral agreement is made within one week of the scheduled appointment. Also, no notice needs to be given if the tenant is present when access is sought and consents to the entry.

The 2026 Residential Tenancy Agreement defines these mutual obligations:

40. ENTRY and INSPECTION:

Owner shall have the right to enter the Premises pursuant to California Civil Code Section 1954. Owner shall give Tenant reasonable notice of the intention of Owner/Owner’s agent to enter the Premises and shall enter only during normal business hours, unless otherwise agreed by Tenant. For purposes of this Paragraph, normal business hours shall be defined as 7:00AM to 7:00PM Monday through Saturday, with holidays excepted. Tenant may not place any unreasonable restrictions upon such entry. If, however, Owner reasonably believes that an emergency exists (such as a fire or flood) which requires immediate entry, such entry may be made without prior notice to Tenant. Tenant agrees and understands that Owner may give 24 hours’ notice to enter via email. Tenant agrees to inform Owner in writing if Tenant changes their email address.

Tenant agrees and understands that if Owner provides 24 hours’ written notice under California Civil Code Section 1954, Tenant cannot require that Tenant be present. If Tenant has, after written notice to cease, continued to deny Owner access to the Premises, as required by law, such denial of lawful access is a substantial breach of this Agreement and is a just cause for recovery of possession of the Premises.

In instances where there is a lawful basis for access and entry is refused, after sufficient warnings to the tenant, the tenancy

may be terminated. Under both state and local law, a refusal to permit lawful entries is a just cause reason to terminate the tenancy. The City’s rent ordinance says as much: “The tenant has, after written notice to cease, refused the landlord access to the rental unit as required by state or local law….”

But the access must be sanctioned by law and as explained above, performing smoke detector inspections are not explicitly permitted. Otherwise, if the entry is legally justified and properly noticed and met with repeated refusals after sufficient warnings are issued, you do have recourse under the rent laws to possibly end the relationship.

—Dave Wasserman

Q. A tenant is subletting a room on a short-term basis through rotating occupants. They claim the rent charged is proportional and lawful. How can I check this out?

A. It is relatively straightforward to determine whether a short-term rental in San Francisco is legal. You can find out if the property is registered for short-term rentals with the City via the following website: sfplanninggis.org/PIM/. The city requires a Business Registration Certificate for your property from the San Francisco Office of the Treasurer & Tax Collector; and either (1) a certificate from the Office of Short-Term Rentals or (2) a complete application pending review with the OSTR, currently reside in the Residential Unit, and there are no complaints or enforcement actions pending against the property. There are also a host of other requirements, such as quarterly reporting, maintaining insurance, and posting safety information, but that information is not readily obtainable on the Planning Department website.

As a landlord, you can exert control over a short-term rental situation. If the tenant is operating an illegal short-term rental business, you have a basis to demand that they cure the code violation or face eviction. Most modern leases also have a

restriction on short-term rentals, so you would have a basis to demand that they cure the lease violation (i.e., cease shortterm rentals) or face eviction. If you have a lease that is silent on the issue of shortterm rentals, it may be more difficult to exert control if the tenant has otherwise complied with relevant sections of the Municipal Code.

As for proportional rent payments, San Francisco Admin Code § 41A(g)(1) (G) addresses that issue for units subject to rent control. The tenant cannot charge more rent than the rent the tenant is paying to the landlord per month. That code section is silent for units not under rent control.

To your last concern about obtaining information. You can always discuss the issue directly with the tenant. If the tenant is not forthcoming, finding out about their short-term rental endeavors can be difficult beyond checking whether they obtained a permit. You can ask neighbors or other tenants in the building about the frequency of short-term guests. You can attempt to find the listing on Airbnb, Vrbo, etc., to determine the income generated in a given month (nightly rate x booked nights). You could also make a request under the San Francisco Sunshine Ordinance to the OSTR and the Treasurer & Tax Collector. If you pursue eviction litigation, you can obtain this information and more via discovery.

It is important to investigate these situations because violations can trigger abatement proceedings with the City or a civil action by the City Attorney. Per the language of the San Francisco Admin Code § 41A, owners can get pulled into abatement proceedings and civil actions even if their tenant is the offending party.

—Thomas Koster

The information contained in this article is general in nature. Consult the advice of anattorney for any specific problem. Dave Wasserman is with Wasserman Offices and can be reached at 415-567-9600. Justin A. Goodman is with Zacks & Freedman and can be reached at 415-9568100. Rowena Gargalicana is with Fried, Williams & Grice Conner LLP and can be reached at rgargalicana@ fwgc.law. Thomas Koster is with Law Office of A. Thomas Koster and can be reached at Thomas@Koster-Law.com.

sfaa2026calendar

sfaa 2026

March

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 pages 8 and 47.

MONDAY, MARCH 2

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

SUNDAY, MARCH 1

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

WEDNESDAY, MARCH 18

Landlord Expo

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

April

SUNDAY, MARCH 1

Deadline to pay the Rent Board fee without penalty

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.

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

WEDNESDAY APRIL 1

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

MONDAY, APRIL 6 Board of Directors Meeting 11:30 a.m.

FRIDAY, APRIL 10

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

WEDNESDAY, APRIL 15

Virtual Member Meeting Landlord Attorney Panel Sponsor: TBD

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

FUTURE FIT PARTNERS

David Chanin david@futurefit.partners www.futurefit.partners

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

MURAL VIEW PAINTING

Blake Westrate 415-480-2801 muralviewpainting@gmail.com www.muralviewpainting.com

PAC WEST PAINTING INC.

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

PETERS PAINTING SERVICES

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

SFAF PAINT

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

TARA PRO PAINTING INC.

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

PAINTING SUPPLIES

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

Post Your Job Openings with SF Apartment Magazine!

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

Why post with us?

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

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

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

NERT

NEIGHBORHOOD EMERGENCY RESPONSE TEAM (NERT)

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

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

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

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

SFFDNERT@sfgov.org

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

sfaa

sfaa 2026

What You Need to Know

SFAA LANDLORD EXPO

WEDNESDAY, MARCH 18 Fort

a.m. to 4:00 p.m. Cost: FREE!

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.

KENNEY & EVEREST REAL ESTATE, INC.

Everest Mwamba 415-902-3411

maureen@kenneyrealestate.com

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

REFINISHING / RESURFACING SERVICE

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

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

RENT BOARD PETITIONS

RENT RAISERS

Michelle Horneff-Cohen 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

RENTAL LISTING SERVICES

ADOBE SERVICES

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

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

INTELLIRENT

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

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

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

RENTSFNOW

Stephanie Versin

sversin@veritasinv.com www.rentsfnow.com

SF CITY RENTS

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

STRUCTURE PROPERTIES

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

VERTEX PROPERTY GROUP

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

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

AD INDEX

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES

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

SUBMETERS

LIVABLE

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

TENANT PLACEMENT & LISTING

STRUCTURE PROPERTIES

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

WATER CONSERVATION SERVICE

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

WATER DAMAGE SERVICE

BLUCAL

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

BLUSKY RESTORATION CONTRACTORS

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

DRYFAST PROPERTY RESTORATION LLC Ivan Angelov 415-861-8003 info@dryfast.net https://www.dryfast.net/

FIRE & WATER DAMAGE RECOVERY Maria Nuemann 800-886-1801 maria@waterdamagerecovery.net www.waterdamagerecovery.net

PRO-CARE RESTORATION INC. Jesse

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

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

sfaa sfaa 2026 membership application

residents departed than arrived. While California as a whole continued to experience net outbound migration, San Francisco’s reversal points to improving local conditions.

Rent growth remains a key driver of long-term appreciation. From 2019 through 2024, rents were largely stagnant or declining, while operating costs rose sharply due to inflation. The allowable annual rent increase—capped at 60% of CPI—has failed to keep pace with rising expenses, placing sustained pressure on net operating income and contributing to value declines. Compounding this issue, interest paid on tenant security deposits consumes a significant portion of the allowable increase, reducing the effective rent gain to less than 50% of CPI. As a result, once a lease is executed, profit margins on individual units tend to erode over time.

In this environment, tenant turnover and market-rate rent resets have become increasingly important components of profitability. In 2025, the rental market shifted decisively. Rents rose rapidly across the city, and vacancies declined to their lowest levels in years. Within my own portfolio, summer 2025 market rents increased approximately 25% compared to 2024. Even after seasonal cooling, December rents remained roughly 18% higher year over year.

San Francisco Apartment Association

At the same time, interest rates eased into the mid-to-upper 5% range. With rents rising and the cost of capital declining, buyer response has been swift. These converging trends position San Francisco’s multifamily sector for continued stability and opportunity in 2026.

If you’d like to receive updates on new offerings, legislative developments, or market trends, please email me at jay@jayhgreenberg.com.

For additional insight into current market conditions or your specific real estate matters, feel free to reach out at any time.

2026 Day Series Webinar Schedule & Registration Information

Beginning and Maintaining the Tenancy 3/17/2026 10AM-1PM $85.00

PMR106 Budget Development and Implementation 4/14/2026 10AM-1PM $85.00 $100.00 PMR107 Fair Housing: It’s the Law 4/21/2026 10AM-1PM $85.00 $100.00

PMR108 Professional Skills for Supervisors 4/28/2026 10AM-1PM $85.00 $100.00

Due: Class Location : Zoom Webinar System Upon registration the Zoom link will be emailed to the student, course material will be provided each week Instructor: Amy Hull, Amy E. Hull Consulting Course material included. Does not include the $75 CCRM application fee. To Register Online: www.sfaa.org Call: 415-255-2288 x110