SF Apartment Magazine December 2025

SF APARTMENT

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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 XXXVI, NUMBER 12

DECEMBER 2025

Published by

San Francisco Apartment Association

Publisher Vanessa Khaleel

Editor Pam McElroy

Art Director Jéna Safai

Production Manager Stephanie Alonzo

Tel 415-255-2288

Web www.sfaa.org

SF Apartment Magazine (ISSN 1539-8161) Periodicals Postage Paid at San Francisco, California and at additional mailing offices. POSTMASTER: Send address changes to the SF APARTMENT MAGAZINE, 265 Ivy Street, San Francisco, CA 94102.

The SF Apartment Magazine is published monthly for $84 per year by the San Francisco Apartment Association (SFAA), 265 Ivy Street, San Francisco, CA 94102. The SF Apartment Magazine is not responsible for the return or loss of submissions or artwork. The magazine does not consider unsolicited articles. The opinions expressed in any signed article in the SF Apartment Magazine are those of the author and do not necessarily reflect the viewpoint of the SFAA or SF Apartment Magazine. This publication is designed to provide accurate and authoritative information in regard to the subject matter covered. It is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If legal service or other expert assistance is required, the services of a competent person should be sought. Acceptance of an advertisement by this magazine does not necessarily constitute any endorsement or recommendation by the SFAA, express or implied, of the advertiser or any goods or services offered. Published monthly, the SF Apartment Magazine is distributed to the entire membership of the SFAA. The contents of this magazine may not be reproduced without permission. Publisher disclaims any liability for published articles. Printed by Printing Partners Copyright @2025 by SFAA.

Grounds for Growth

California’s housing overhaul allows for density in transit-connected communities statewide.

Governor Gavin Newsom has signed Senate Bill 79, a new law that allows mid-rise apartment buildings to be built within a half-mile of major transit stops across California’s largest metro areas, including San Francisco. The measure overrides many local zoning limits, enabling projects as high as nine stories near rail, subway, and rapid-bus corridors.

Authored by San Francisco Senator Scott Wiener, the bill marks a major win for the state’s pro-housing “Yes In My Backyard” (YIMBY) movement and is being hailed as the most consequential zoning reform in decades. Supporters say it will help address California’s housing shortage and encourage development near public transportation, while opponents—including some city leaders and neighborhood groups—warn it reduces local control and could reshape established communities.

The law requires a share of new units to be rented below market rate. It follows a series of 2025 housing bills aimed at streamlining approvals and lowering construction costs.

Analysts say SB 79 lays critical groundwork for future building once financing conditions improve, setting the stage for a potential statewide “building boom.”

To read about three new laws that will impact property owners starting in January 2026, turn to the “Sacramento Report” on page 38.

SFMTA’s “Transit Homes Pilot”

In anticipation of SB 79, the San Francisco Municipal Transportation Agency has begun evaluating surplus or underused parcels near MUNI and BART hubs for future mixed-income housing. Early concepts include up to 200 units on former parking lots at Balboa Park Station and a smaller

70-unit project near West Portal, both of which would require coordination with multiple agencies. While still in the feasibility stage, the effort signals a growing shift among transit agencies toward leveraging publicly owned land to help meet regional housing goals.

Pre-Development Grants for Small Builders

Separately, the California Housing Finance Agency announced a new pre-development grant program designed to help small and mid-sized builders—who often struggle with early-stage financing—pursue infill housing under SB 79. The program will provide awards of up to $750,000 for architectural work, environmental studies, and community outreach. Officials hope the program will diversify the types of developers building near transit and accelerate the timeline for projects to break ground once interest rates stabilize.

Support Downtown This Holiday Season

Downtown San Francisco has a full calendar of public events this holiday season aimed at drawing residents and visitors back to the city’s core. From light displays and ice-skating at Union Square to outdoor markets, concerts, and family activities along Market and Stockton Streets, the city’s business and community groups are working together to create a welcoming atmosphere and support local retailers. Take part, shop locally, and help sustain the momentum behind downtown’s ongoing recovery. For details, go to downtownsf.org/things-to-do.

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!

WHEN: 3/18/2026

WHERE: Fort Mason Center

To learn more about the Expo or to sponsor the event, contact stephanie@sfaa.org

Let’s Glow SF is returning for its fifth year in San Francisco. Running nightly from December 5–14, 2025, this familyfriendly event will transform eight downtown landmarks with animated light projections by nineteen global artists. The large-scale displays blend technology and art, making it a centerpiece of San Francisco’s holiday season.

Returning December 13–24, Winter Walk will transform two blocks of Stockton Street into a lively holiday destination featuring food trucks, local vendors, performances, and festive decor. Presented by JP Morgan Chase and organized by the Union Square Alliance with city support, the 12-day event invites residents and visitors to celebrate the season in the heart of San Francisco.

In addition to Winter Walk, families can head to the Embarcadero Center Holiday Ice Rink, a long-running waterfront tradition offering daily skating sessions, evening events, and themed nights. The rink’s location—just steps from the Ferry Building—makes it an easy stop to pair with local shopping and dining.

Nearby, Salesforce Park will once again host its popular Holiday Lights at the Park, featuring illuminated art displays, live music, and occasional family activities on the rooftop above the Transit Center. The glowing installations offer a peaceful, festive escape in the middle of downtown and draw steady foot traffic to the East Cut neighborhood throughout December.

Running on weekends from November 22 to December 21 at the Cow Palace, The Great Dickens Christmas Fair recreates Victorian London with shops, theaters, pubs, and lively street scenes inspired by Charles Dickens. Visitors can enjoy themed tastings, performances, and interactive experiences in this immersive holiday tradition.

Property Taxes Due

The annual tax bills are paid in two installments: December 10 and April 10. They will become delinquent if not paid by each due date.

You can pay your bill, view and print your current property tax statements, and view past payment history by visiting the Property Tax Payment Portal. Additionally, you can pay your tax bill at City Hall, by mail, or wire transfer.

For more information or to access the Property Tax Payment Portal, visit: sftreasurer.org/payments/property-tax-payment

SFAA 2026 Residential Tenancy Agreement

The SFAA lease committee and attorney panel are working tirelessly to review and update SFAA’s Residential Tenancy Agreement for 2026. If there are existing or new lease items you’d like the committee to consider, email Charley Goss at charley@sfaa.org.

Electronic Leases

Transitioning from printed leases to electronic leases has a variety of benefits—and we encourage you to make the change! E-leases streamline operations, enhance the tenant experience,

and ultimately prevent landlords from future headaches.

E-leases offer a convenient and paperless process, allowing landlords to draft, share, review, sign, and access leases online. This eliminates the need for physical paperwork and reduces the risk of lost or damaged paper leases.

Electronic signatures allow landlords and tenants to sign agreements remotely, eliminating the need for in-person meetings and accelerating the leasing process. This is particularly advantageous for attracting and accommodating tenants relocating from different areas or those with busy schedules.

Not to mention, moving to e-leases reduces paper consumption, ink usage, physical filing systems, and transportation-related carbon emissions.

SFAA Update

All SFAA staff members are available to assist you every day of the week. Rental forms can be accessed online at sfaa.org. The best way to have your questions answered is by calling the office at 415255-2288 and, if needed, selecting a staff member’s extension. Questions can also be submitted via email to MemberQuestions@sfaa.org

And just a friendly reminder: Timely payment of membership dues is the best way to help the association help you.

RENTAL ROUNDUP

HIGHLIGHTS FROM SFAA’S 2025 TROPHY AWARDS

The San Francisco Apartment Association’s 2025 Trophy Awards came back with real energy this year, turning the St. Regis Hotel into a lively celebration of the people who keep the city’s rental housing world moving. Owners, managers, on-site teams, maintenance crews, and industry partners filled the ballroom for an evening of reconnecting. The night served as a reminder that even during a year of major changes, the city’s housing landscape depends on the steady, skilled work happening every day.

Local officials showed up to honor that effort. Mayor Daniel Lurie, District Attorney Brooke Jenkins, Senator Scott Wiener, and Supervisors Rafael Mandelman, Danny Sauter, and Stephen Sherrill attended the event.

Throughout the ceremony, SFAA leaders returned to one message: the Trophy Awards exist to shine a light on standout work across the entire rental community. Finalists represented every type of property and every level of the profession—from family-run businesses to large new developments, from on-site leaders to leasing managers and maintenance workers.

The St. Regis set a lively tone, and the party went on long after the last award was handed out. Finalists and winners celebrated their teams, SFAA, and San Francisco’s comeback. The event represented the value of investing in people, running buildings responsibly, and treating residents with genuine care.

In the weeks leading up to the event, SFAA pushed a simple message: notice the folks who make your operation work. Members were encouraged to spotlight employees who consistently go above and beyond. That call paid off. This year brought a wide range of nominees and one of the strongest turnouts in recent memory.

A full profile of the 2025 winners will print in the January 2026 issue.

A HUGE THANK YOU TO THE EVENT SPONSORS!

For a full list of Platinum sponsors, turn to page 58.

SILVER SPONSORS: AMSI, ARM Multi Insurance Services, BluCAL, BluSky, Intellirent, Emerald Fund, Five Star Bank, Flow Masters Plumbing, HRH Real Estate Services, Law Offices of Denise A. Leadbetter, Marina Franco, Mingson Pacific, Rent Board Passthroughs, PPMA, Planned Companies, Real Management Company, S & L Realty, The Prado Group, Urgent Rooter, and Zacks & Freedman.

Square Foot Forward

written by JAY H. GREENBERG

2025 has been an exceptionally positive year for San Francisco’s multifamily sector.

San Francisco’s multifamily real estate market continued to strengthen through the third quarter of 2025, with investor confidence and transaction activity both increasing. The 5-9unit and 10-plus-unit sectors have each shown notable momentum as buyers re-engage and capital returns to apartment assets. While pricing remains below prior peaks, values are stabilizing, and renewed demand points toward a healthier, more active marketplace ahead.

Investors are once again competing for quality opportunities, with many sales closing above market averages. Transaction activity in 2025 has already surpassed pre-pandemic levels, supported by broader confidence in San Francisco’s recovery.

The following data summarizes performance through the third quarter of 2025 compared to prior years.

5-9 Units

Price Per Square Foot

In 2019, the average price per square foot was $549, increasing to a high of $570 in 2020. Since then, pricing has gradually declined: $527 in 2021, $510 in 2022, $445 in 2023, and $411 in 2024. For 2025, the average price

per square foot is $402—a 2.25% year-over-year decrease.

Gross Rent Multipliers

(GRMs) GRMs peaked in 2017-2018 and have trended downward ever since. The average was 17.22 in 2019, 16.01 in 2020, and 14.79 in 2021. The GRM increased slightly to 15.05 in 2022 before falling to 13.17 in 2023 and 11.93 in 2024. As of Q3 2025, the GRM is 11.45—a 4% decrease from the prior year.

Price Per Unit

The average cost per unit rose steadily through 2020 before softening. It averaged $491,000 in 2019 and peaked at $500,000 in 2020, then declined to $447,000 in 2021, then incrementally increased to $448,000 in 2022 before dropping to $360,000 in 2023. This number rebounded modestly in 2024 to $374,000 but has since dropped to $345,000 in 2025—a 7.7% year-overyear decrease.

Dollar Volume

Total dollar volume for the 5-9-unit sector was $265 million in 2019, declining to $188 million in 2020. The market rebounded to $211 million in 2021 and reached a decade high of $270 million in 2022. Volume fell to $146 million in 2023 before recovering

to $183 million in 2024. For 2025, dollar volume has risen 18.5% year-overyear to $217 million.

Number of Transactions

There were 81 closings in 2019, followed by 60 in 2020. The market recovered to 74 sales in 2021 and surged to 96 in 2022—the highest in ten years. Sales dipped to 65 in 2023 before rebounding to 82 in 2024. As of Q3 2025, there have been 100 closings, marking the highest year-to-date total in a decade and a 22% increase over the prior year.

10-Plus Units

Price Per Square Foot

The average price per square foot was $600 in 2019, declining to $569 in 2020 and $514 in 2021. Prices continued downward to $443 in 2022 and $366 in 2023—a 17% year-over-year decrease. The average held relatively steady at $363 in 2024. In 2025, the average has improved 3.5% to $376 per square foot.

Gross Rent Multipliers (GRMs)

The average GRM was 16.05 in 2019, 15.72 in 2020, and 13.85 in 2021. It declined further to 13.42 in 2022 and dropped sharply to 10.54 in 2023, a 21% decrease year-over-year. The market stabilized in 2024 with a modest uptick to 10.72, and for 2025, the GRM has edged down slightly to 10.58.

Price Per Unit

In 2019, the average price per unit was $439,000, decreasing to $424,000 in 2020 and $374,000 in 2021. The average dropped further to $341,000 in 2022 and $277,000 in 2023, an

18% decrease year-over-year. In 2024, prices softened again to $250,000, before rebounding strongly in 2025 to $318,000—a 26.8% increase.

Number of Transactions

There were 50 recorded sales in 2019, declining to 37 in 2020, then rebounded to 52 sales in both 2021 and 2022. In 2023, closings fell sharply to 28—a 46% decrease from the prior year. The market recovered with 34 sales in 2024 and has accelerated in 2025 with 59 transactions, representing a 73.5% year-over-year increase and the strongest activity since 2019.

Dollar Volume

Dollar volume reached $436 million in 2019, dropped to $325 million in 2020, and $318 million in 2021. The market rebounded to $407 million in 2022 before declining sharply to $129 million in 2023—a 68% year-over-year drop. In 2024, dollar volume rose modestly to $141 million, and in 2025, total dollar volume has surged 148% year-over-year to $350 million.

The reported figures exclude 2000 Bryant St—known as The Madelon in the Mission—which sold on August 8, 2025, for $119,320,000, equating to $598 per square foot. The 199,678 square foot midrise multifamily property includes studios, one- and two-bedroom units, 5,000 square feet of ground-floor retail, and 160 parking spaces.

The data sources for these reported numbers are Jay Greenberg, Vitaly Rutus, San Francisco Multiple Listing Service, and Costar Comps.

My Two Cents

San Francisco’s multifamily market continues to demonstrate solid fundamentals and growing investor confidence. As of the third quarter, dollar volume for properties with five or more units is up 75% year-over-year.

Buildings with 5-9 units averaged $402 per square foot and $345,000 per unit,

Rent by Proxy

written by VARIOUS AUTHORS

When tenants fall behind or property damage occurs, clear rules define landlord responsibility.

Q.One tenant has stopped paying rent, but another occupant, who is not on the lease, has started sending me a portion of the rent. Am I required to accept partial payments from a non-leaseholder, and how should I address the unauthorized occupancy?

A.Rent control might just be the most confusing thing to happen to contractual relationships. Generally speaking, parties to a contract need to know the subject matter of the agreement and the parties involved. If one side only wants to contract with a specific person—to prevent the transfer of an obligation or benefit, for instance— that is usually something they can bargain for in the negotiations.

At common law, the parties to a lease were the “landlord” (the person with the right of possession of property who was entitled to convey possession in exchange for rent) and the “tenant” (the person who contracted to occupy that property in exchange for payment). Prohibitions against subletting (creating a tenancy within a tenancy) or assignment (tenant A trading places entirely with tenant B) were possible and could be enforced.

Thanks to Costa-Hawkins, rent control is usually a personal right. It benefits the specific group of persons who first commenced occupancy. Many cities, however, would prefer

that the beneficiaries of rent control include any person who lawfully occupies the property (such as laterin-time subtenants). In fact, without Costa-Hawkins, a city could “assign” the base rent to the unit instead of the tenant, and it would remain at that price even following a voluntary and complete vacancy.

Under current law, cities may constitutionally limit annual rent increases and narrow the grounds for terminating a tenancy (both regulations are expressed in our local rent ordinance). Therefore, it is no surprise that San Francisco has all but eliminated the ability to evict a tenant for subletting—meaning tenants can bring in more “authorized occupants.” Likewise, if the rent-controlled tenant no longer resides in the unit, leaving behind a subtenant, a landlord may have certain options to increase the rent but cannot simply terminate the tenancy, which now includes a party with whom they never contracted. The definition of “tenant” in San Francisco is broader than just the signatory to the contract.

This scenario may, however, present an opportunity to raise the rent to market rate as against the subtenant. Local law interferes with general contract principles by foisting this person on the landlord, but state law guarantees the right to a rent increase—unless tenants can show a “waiver.” Tenants often claim waiver for any number of reasons. Long gone are the days when

mere knowledge of the subtenancy, or responding to a repair request, created “waiver traps.” (It was once so absurd that landlords had to metaphorically stick their fingers in their ears and blurt “la la la, I don’t see you there” to protect a property right—but that was the state of local decontrol law before Costa-Hawkins.)

The most common waiver is acceptance of rent from the subtenant. This is considered to establish a direct landlord-tenant relationship with that new person. Even this is somewhat absurd, as the landlord is seemingly granting concurrent property rights to someone already under a tenant’s possession—and not necessarily with the tenant’s consent. But the real issue is whether you can increase the rent as against this subsequent occupant when the tenant leaves.

To your question: acceptance of rent is the classic waiver trap and should be avoided. Partial payment can create an even trickier version of this problem, as tenants making partial payments sometimes claim to have an individual room tenancy, and de facto “group housing” creates another set of problems. As for dealing with the unauthorized occupant, there’s not much to do. Even SFAA’s goldstandard lease, with its “enforceable” prohibition against subletting, provides little recourse unless something else is unlawful about the subtenancy (such as exceeding permissible occupancy limits under the housing code).

For now, your actual tenant is in rent default, and the most common

in

WRITTEN BY PAM MCELROY

City Motion

Since being sworn in early in 2025, Mayor Daniel Lurie has launched a sweeping agenda that touches nearly every corner of San Francisco’s municipal operations—from public safety and budget reform to housing and regulatory streamlining. He has emphasized “clean and safe streets,” economic recovery, housing production, and a more efficient city government.

Housing and Zoning

A central pillar of Mayor Lurie’s agenda is housing. San Francisco faces both a supply shortfall and high prices, and the mayor has moved quickly to introduce zoning and land-use reforms aimed at boosting housing production.

One of his flagship initiatives is the so-called “Family Zoning” plan, officially introduced in April 2025. Under this plan, the city would overhaul decades-old zoning standards to enable larger multifamily homes in residential zones, increase density along commercial corridors and near transit stops, and modernize rules around parking and lot utilization. The plan is framed to help families live in San Francisco—not just commute to or visit.

In parallel, the administration is pushing for more officeto-residential conversions, particularly Downtown, as part of a broader economic-recovery strategy. The mayor’s office outlined incentive packages to encourage property owners to adapt obsolete commercial buildings into housing units.

Properties along commercial corridors and near transit are likely to draw more attention as the city allows greater

HOUSING, FISCAL REFORM, AND PUBLIC SAFETY WERE MAYOR LURIE’S EARLY INITIATIVES.

height and density. Areas that once seemed built out may now support additional housing or mixed-use projects.

Eased parking and density rules also make small-scale improvements more feasible. Owners of older or low-rise properties may be able to add units or modestly expand, helping to increase supply while improving long-term value. Downtown, conversion incentives may make some older commercial buildings viable for housing.

Budget and Fiscal Reform

A hallmark of the Lurie administration so far has been its focus on fiscal discipline. In July 2025, Mayor Lurie signed a $15.9 billion budget for fiscal years 2025-26 and 2026-27, closing a two-year deficit of about $800 million and aligning the city’s spending with projected revenues.

In presenting the budget earlier in the year, Lurie described it as a “balanced, responsible” plan to enable recovery by prioritizing core services, investing in clean and safe streets, and eliminating reliance on one-time funds. Some of the key factors include preserved public safety funding, including police hiring; a reserve of about $400 million to buffer state or federal funding cuts; and $185 million in cuts to contracts and grants.

The budget garnered a 10-1 approval from the Board of Supervisors.

Public Safety and Behavioral Health

Public safety and behavioral health are major priorities for the Lurie administration. One of the early initiatives was

A Challenging Environment Has Created Unique Opportunities

Rising

WHAT DOES THIS MEAN FOR RENTAL PROPERTY OWNERS?

EXPANDING SUPPLY, SHIFTING DEMAND

Zoning reforms and conversion incentives may boost new housing production, potentially easing rent growth over time and adding pressure on older buildings. Landlords may need to stay competitive by upgrading amenities, modernizing units, or targeting higher-income renters.

NEIGHBORHOOD STABILITY AND SAFETY

If new public safety and behavioral-health measures deliver results, some previously overlooked neighborhoods could see revitalization. For owners, that may create opportunities to reposition underutilized assets— but it also means engaging with changing city services and tenant expectations.

FASTER PERMITS

PermitSF’s streamlining efforts could make it easier for small landlords to renovate, add accessory dwelling units (ADUs), or convert properties. Quicker approvals may shorten renovation timelines and intensify competition for value-add opportunities.

BUDGET DISCIPLINE

A balanced city budget reduces the likelihood of unexpected tax or fee hikes that cut into returns.

TIMING THE MARKET

Most of the mayor’s initiatives aim for gradual, long-term impact. Zoning and conversion benefits may take years to materialize, so aligning investment strategy with expected policy milestones could position landlords for stronger returns.

PermitSF

The PermitSF program, launched by Mayor Lurie in February 2025 via an executive directive, is designed to streamline San Francisco’s longstanding permitting process by making it faster, more predictable, and more transparent. Key early reforms under PermitSF include expanded hours at the Permit Center, removal of a prerequisite meeting for large-scale development permit submissions, and the introduction of publicly tracked performance targets (a “shot-clock”) aimed at reducing delays.

Since launching, the initiative has delivered legislative packages that eliminate certain permit requirements (such as for sidewalk tables and chairs), reduce fees for major developments, and loosen restrictions on historic-building conversions and accessory dwelling units (ADUs).

Proponents argue these changes should lower costs and reduce bureaucratic hurdles for homeowners, small business owners, and developers. Critics warn that while process changes are a step forward, they may not fully address deeper structural issues—such as high construction costs, limited available financing, and neighborhood resistance—that continue to hamper housing production and business investment.

A recent example of Mayor Lurie’s development agenda in action is the approval of the 530 Sansome project, downtown San Francisco’s largest new development in nearly a decade. The forty-one-story mixed-use tower will include 390,000 square feet of office space, up to 200 hotel rooms, retail, and a new Fire Station 13, funded through hotel-tax revenues rather than city capital. The project is expected to generate more than 1,600 permanent jobs and roughly $816 million in annual economic activity, while contributing $15 million toward affordable housing, with priority funding for senior housing in Chinatown. The mayor has framed the project as part of his broader effort to revive downtown as a “24/7 district” that integrates housing, hospitality, public safety, and commerce.

The Politics

the establishment of a 24/7 police-friendly stabilization center in the Tenderloin (822 Geary Street), aimed at individuals with addiction and mental health crises.

This facility is part of the mayor’s broader stance on the opioid/ fentanyl crisis: the Board of Supervisors granted him expanded powers in early 2025 to accelerate housing and behavioralhealth responses.

Mayor Lurie also unveiled the “Rebuilding the Ranks” plan to address staffing shortages in the police department and sheriff’s office. The plan includes recruitment, retention, overtime reduction, and deploying more sworn officers on street patrols.

Mayor Lurie appears to have solid public support: a poll released in mid-2025 found a 73% approval rating, six months into his term. The majority of respondents indicated their priorities were local issues, such as safety and cleanliness— areas the mayor has emphasized in his public communications. While the housing and homelessness challenges remain urgent, the early signal of public trust gives political cover for the mayor’s agenda.

Not all stakeholders are enthusiastic. Nonprofit groups have objected to budget cuts to homeless services, while labor unions have criticized job reductions. The office-to-housing conversion strategy, while promising, faces significant challenges, including rising construction costs in San Francisco.

Pam McElroy is the editor of SF Apartment Magazine.

Nest to Invest

Written by DAISY HERNANDEZ

Sharing Spaces: From charm to creativity: two homes that capture San Francisco living.

San Francisco living has always been about more than square footage—it’s about style, story, and soul. In this edition of Sharing Spaces, we step inside two very different rentals that prove design, heart, and a little imagination can turn any apartment into something extraordinary. From a classic Pacific Heights apartment filled with history and milestones to a light-filled Marina studio designed for fresh starts, these homes embody the individuality that defines life in the city by the Bay.

The stories these apartments tell that aesthetics matter. Small upgrades and personal touches increase satisfaction, strengthen retention, and enhance the value of every square foot.

Neighborhood: Pacific Heights

Rent: $5,000/month

Square Footage: 1,200 square feet

Space: 2 bedrooms / 1 bath

Tucked in the heart of Pacific Heights, Caitlin’s two-bedroom apartment is a blend of modern comfort and vintage charm—a space that reflects her and her fiancé’s shared creativity and partnership.

At $5,000 a month, their home captures the best of both worlds: the vibrancy of city life and the calm of a leafy neighborhood. “That balance is what drew us to Pacific Heights,” Caitlin shares. “We’re close to the Presidio, Alta Plaza Park, and our favorite spots like Mighty Pilates and As Quoted, but it still feels grounded and peaceful.”

Finding “The One”

After touring nearly twenty apartments, Caitlin stumbled upon this gem on Craigslist. “It was a total reverse catfish,” she laughs. “The photos didn’t do it justice. We walked in and thought, Wow, this is so much bigger than we expected.”

It was love at first sight. Sunlight floods the south-facing living room through classic Bay windows, framing views of the city skyline. “It had just enough character to make it feel special,” she says.

Favorite Corners

The living room quickly became the heart of their home. “It’s where we eat dinner most nights, cuddle with our dog, and take in the view,” Caitlin says. The room centers around a bold green sofa— a choice that adds a modern pop to the apartment’s otherwise timeless aesthetic.

Anchoring the room is an incredible built-in bookshelf that looks like it’s always been there. “It started as an IKEA shelf,” Caitlin explains. “We framed it with molding and paint, and now it feels original to the apartment.” It’s a clever DIY detail and one of the home’s standout features.

Design Philosophy

Caitlin’s style bridges eras, mixing château-inspired touches with contemporary pieces. “I love sandwiching antiques with modern furniture,” she explains. “It’s all about balance.”

Together, she and her fiancé make the perfect team: she leads the design vision while he brings it to life. “I’m the brains, he’s the muscle,” she jokes. Their collaboration shows in every detail, from the wall trim they installed to the chandeliers they swapped in to brighten the space.

Milestones

Over time, this apartment has become more than just a place to live. “It’s where we got our dog, where we got engaged— it’s truly our forever home,” Caitlin says. Though they rent, they’ve poured energy into making it their own.

“Life is too short not to enjoy where you live,” she adds. “Even if you’re renting, put love into your space—it makes every moment, and every dollar of rent, worth it.”

Neighborhood: Marina District

Rent: $2,000/month

Square Footage: 400 square feet

Space: Studio

When Tag moved to San Francisco just a few months ago, his cozy Marina studio

DESIGN THAT RENTS

FIVE DESIGN TAKEAWAYS FOR RENTAL PROPERTY

OWNERS

Great design isn’t just aesthetic— it’s strategic. In San Francisco’s competitive rental market, small upgrades and thoughtful details can mean the difference between a listing that lingers and one that leases instantly. Inspired by the homes featured in Sharing Spaces, here are five takeaways for owners and property managers who want to elevate their units and attract long-term tenants.

1. CHARACTER COMMANDS ATTENTION.

Even modest architectural features—original molding, built-ins, bay windows—tell a story. Preserve them where possible. Renters increasingly seek authenticity over sterile “renovation gray” interiors.

2. LIGHTING IS LUXURY. Good lighting transforms perception. Replace harsh overheads with warm LED fixtures, open blinds before showings, and if possible, add layered lighting options. Natural light photographs well and instantly increases appeal online.

3. FLEXIBLE SPACES WIN. As remote work remains a reality, highlight any space that can serve multiple purposes—a breakfast nook that doubles as an office, a window ledge that works as a standing desk. Flexibility adds perceived square footage.

4. INVEST IN A STATEMENT DETAIL. One memorable element—a bold tile backsplash, statement pendant light, or colorful front door—creates emotional connection and shareable photos. It’s the small “wow” moment that can justify higher rent.

5. ENCOURAGE TENANT PRIDE. Allow renters small freedoms: hanging artwork, repainting an accent wall, or swapping hardware (with approval). When tenants personalize a space, they stay longer and treat it like home.

Thoughtful design decisions don’t just beautify a unit—they strengthen retention, community, and longterm property value.

quickly became a reflection of creativity, independence, and a new beginning.

At $2,000 a month, his mid-centurymodern-inspired studio sits in one of the city’s most walkable neighborhoods— steps from the water, parks, and vibrant nightlife. “I wanted to be close to work and near the water,” he says. “It’s perfect for sunsets and walking everywhere.”

Finding Home in the Marina

Tag’s relocation marked his first big move, and finding the right apartment wasn’t easy. After exploring multiple listings on Zillow, this one immediately stood out. “It just felt right,” he recalls. “It had everything I needed and enough room to make it my own.” Out of forty open-house attendees, Tag was the lucky one to land it.

The Green Couch

The first thing guests notice? The bold green sofa. “It’s a version of The Teddy Couch by OMHU,” he says. “I saw it on TikTok but couldn’t justify $2,000— so I found a dupe on Amazon for $300. It even turns into a bed and a conversation pit!”

That couch has already seen its share of memories. “The first week I moved in, I had friends over for wine night,” Tag recalls. “We sat around the coffee table for hours. It was perfect.”

DIY With Heart

Tag’s apartment is filled with personal, handmade touches—from custom matchbooks to a side table crafted out of his grandfather’s vintage luggage. “It’s my favorite piece,” he says. “It reminds me of him.”

He’s also proud of a colorful pottery set he painted himself. “My old roommate worked at a pottery-painting studio,” he says. “Now I have six pasta bowls, a butter dish, and a spoon rest covered in rainbow florals.”

remedy is a three-day notice to pay rent or quit. Presumably, the subtenant will attempt to cure by paying rent, but you are under no obligation to accept payment from someone who is not your tenant. Eviction should always be a last resort, but rent payment is part of the basic bargain of the tenancy. Since the master tenant is not following the rules, you should enforce them.

—Justin A. Goodman

Q.After dealing with a plumbing leak in one apartment, a neighboring resident is claiming the leak caused damage to her costly furniture and is demanding reimbursement. My insurance is reviewing the claim, but where do my responsibilities begin and end in this situation?

A.This all-too-common scenario highlights yet another reason to always use the SFAA Residential Tenancy Agreement (RTA). Years ago, the lease drafting committee added clear and succinct language concerning risk of loss and the duty of every tenant to procure their own insurance policy.

Paragraph 46 of the RTA states:

INSURANCE / RENTER’S INSURANCE: Generally, except under specific circumstances, OWNER IS NOT legally responsible for loss to the Tenant’s personal property, possessions, or personal injury, and OWNER’S INSURANCE WILL NOT COVER such losses or damage. In addition, if damage to Owner’s property or an injury is caused by Tenant, Tenant’s guest(s), invitees, or children, Owner’s insurance company may have the right to attempt to recover from Tenant(s).

Tenant shall, at all times during the term, at Tenant’s sole cost and expense, obtain and maintain renter’s

insurance on a policy form commonly known as HO-4 that includes at a minimum: (1) Personal Liability coverage of at least US $300,000 combined single limit per occurrence for Bodily Injury and Property Damage; (2) Replacement cost coverage for personal property plus twelve months’ Loss of Use (Additional Living Expense) coverage; (3) the Premises listed above must be listed on the policy as the “insured premises” of the Tenant; (4) Owner must be listed as a Certificate Holder and additional insured; and (5) the carrier must provide thirty (30) days’ notice of cancellation or non-renewal to Owner, except for non-payment of premium, for which ten (10) days’ notice shall be given. Tenant is responsible for any deductible under this policy.

Tenant must provide proof of such insurance to Owner at the inception of the tenancy and annually thereafter. Failure to abide by this covenant constitutes a material breach of this Agreement. The parties agree that the requirements of this paragraph benefit both the Tenant and the Owner.

Even if you do not currently require proof of tenant insurance, every resident should be aware that property loss and similar mishaps are not the housing provider’s responsibility and are not covered by the owner’s policy. If you inherited older lease contracts that lack this disclaimer, you may change the terms of the tenancy by adding such language with a proper thirty-day notice. Every member should check each rental agreement to confirm that this disclosure is present; if not, consult legal counsel to add it to all active leases.

Even with this language, residents may still file a negligence claim when accidents cause them loss. Always maintain adequate building coverage that, if necessary, protects you from such claims. SFAA holds annual insurance-themed meetings where panelists urge members to review and update building insurance policies to

ensure that most, if not all, potential tenant claims are covered. So before the new year, review and update your leases to include renter’s insurance language—and meet with your insurance broker to confirm that you are adequately insured.

—Dave Wasserman

The information contained in this article is general in nature. Consult the advice of an attorney 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 415-956-8100.

Be On Your A Game.

Sign up for SFAA classes at www.sfaa.org or by calling 415-255-2288.

Restoring Properties. Reviving Peace of Mind.

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

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

• Emergency Services

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16

while larger assets of 10 or more units averaged $376 per square foot and $318,000 per unit. Many recent transactions have exceeded these benchmarks, underscoring strong demand for welllocated, stabilized buildings.

Recent closings illustrate this renewed competition:

• A 7-unit Russian Hill property traded for $750 per square foot and $925,000 per unit.

• An 8-unit Pacific Heights building sold at 14.6 GRM and $920,000 per unit.

• In the Marina, 12- and 18-unit buildings closed at $685 and $630 per square foot, respectively, with the latter at 14.4 times gross.

• In the Outer Sunset, 17 units sold for $657 per square foot.

These results highlight buyer demand and the premium placed on quality, welllocated housing. Well-priced listings are seeing multiple offers and short marketing periods, often selling above asking.

Rental demand has since cooled slightly but remains robust. During summer 2025, rents rose roughly 20% yearover-year; more recently, appreciation has moderated to 10-15% above earlyyear levels. Vacancies are tightening, supply remains constrained, and rents are strong though listing durations are lengthening modestly.

The broader urban outlook is improving. New city leadership has focused on restoring street conditions and revitalizing business districts, spurring both commercial leasing and residential demand. As more companies and residents return, confidence in the city’s long-term recovery continues to grow.

For updates on new offerings, legislative changes, or market trends, email me at jay@jayhgreenberg.com

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.

Capitol Gains

written by DEBRA CARLTON

Governor Newsom

signed

several new bills into law that will impact

California’s

rental housing industry.

Governor Gavin Newsom ended the 2025 legislative session by signing hundreds of new bills into law—including several that will directly impact California’s rental housing industry beginning January 1, 2026.

Among the most notable are measures that expand flexibility in returning security deposits, establish new habitability standards for stoves and refrigerators, and limit evictions when Social Security payments are delayed by the federal government.

Greater Flexibility in Returning Security Deposits

Governor Newsom approved AB 414 (Assemblymember Gail Pellerin, D-Santa Cruz), giving landlords and tenants new flexibility in how security deposits are returned.

Under AB 414, rental property owners who receive rent or deposits electronically must return the security deposit in the same way, unless both parties agree otherwise. If a refund is made electronically, the tenant must provide the required account information. Landlords and tenants may also agree in writing to use another method— such as a check or a peer-to-peer payment service like Zelle or Venmo.

Previously, landlords and tenants could agree to electronic refunds only after a notice of termination had been issued. The new law removes that restriction,

allowing agreements to be made at any point, even after the lease is signed.

AB 414 also permits parties to consent in advance to receive the itemized statement of deductions by email, rather than waiting until a tenancy ends.

The bill further clarifies how refunds should be handled when multiple tenants share a lease. The default method is now a single check payable to all adult tenants listed on the agreement at the time of termination, which may be mailed to any one of those tenants at the landlord’s discretion. The law still allows the parties to agree to another arrangement, but the clarification offers clear guidance when roommates disagree or cannot be reached.

Eviction Limits for Delayed Social Security Payments

AB 246 (Assemblymember Isaac Bryan, D–Los Angeles) limits evictions for tenants who miss rent payments because of verified interruptions in their Social Security benefits.

The final version of the bill—substantially amended after the California Apartment Association (CAA) opposed earlier rent-freeze provisions for Los Angeles—applies only when delays are not the tenant’s fault. The law remains in effect through January 20, 2029.

Under AB 246, tenants are protected from eviction if a “Social Security hardship” prevents timely rent

payment. A hardship is defined as a loss of income caused by federal action or inaction that delays Social Security payments. Tenants must provide proof of the delay to the court.

If that proof meets statutory requirements, eviction protection remains in place until fourteen days after benefits are restored or up to six months, whichever comes first. Importantly, tenants remain responsible for any past-due rent.

AB 246 underwent major revisions after its introduction in January 2025. The original proposal—introduced in response to the Palisades Fire—would have frozen rents across Los Angeles County for twelve months after the end of the emergency declaration, overriding the Tenant Protection Act, local rent control ordinances, and CostaHawkins exemptions.

CAA strongly opposed that version and successfully advocated for amendments to remove all rent-freeze provisions. The bill was rewritten to focus solely on Social Security payment interruptions, avoiding what could have been a dangerous precedent for emergency-related rent controls.

New Habitability Standards: Stoves & Refrigerators Required

Governor Newsom also signed AB 628 (Assemblymember Tina McKinnor, D–Inglewood), which requires all California rental units to include a working stove and refrigerator for leases entered into or amended on or after January 1, 2026.

The law adds these appliances to the list of minimum habitability

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

AT A GLANCE: WHAT TAKES EFFECT

JANUARY 1, 2026

AB 414 — SECURITY DEPOSITS

Landlords may return deposits electronically.

Method can be agreed upon at any time (including lease signing). Email delivery of itemized deductions now permitted.

AB 246 — SOCIAL SECURITY EVICTION PROTECTIONS

Applies only to verified federal payment delays.

Tenants protected from eviction up to six months or until benefits resume.

Tenants still owe back rent.

AB 628 — HABITABILITY: STOVES & REFRIGERATORS

All units must include a working stove and refrigerator.

Landlords must replace recalled appliances within 30 days.

Tenants may supply their own refrigerator only with written agreement.

requirements, alongside essentials such as running water, heat, electricity, and plumbing. Both appliances must be in good working order and capable of safely cooking food and maintaining safe food storage.

Landlords must repair or replace any stove or refrigerator subject to a manufacturer recall within thirty days of receiving notice.

Tenants may choose to provide their own refrigerator if both parties agree to this arrangement at lease signing. In that case, the lease must include language specifying the tenant’s responsibility for

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sf.0219.rentals-in-sf.pdf 1 2/6/19 7:16 AM

Landlord & Leasing Agent, A Winning Combo.

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

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

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

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

Former SFAA winner

* Leasing Agent of the Year

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TIS THE SEASON

We can all agree that this year has been tough in different ways for just about everyone. If you’re looking for ways to give back this holiday season, consider supporting your community through these local organizations.

PLANNED PARENTHOOD—SAN

FRANCISCO weareplannedparenthood.org

A nonprofit organization that provides comprehensive sexual and reproductive health care services. They offer a wide range of services, including birth control, STD testing and treatment, cancer screenings, LGBTQ+ health care, and safe, legal abortion services. Planned Parenthood works to ensure everyone has access to affordable, high-quality health care, regardless of background or income.

MEALS ON WHEELS

mowsf.org/donate

Help make the holidays cheerier for thousands of San Francisco seniors by donating to Meals on Wheels. Meals on Wheels provides a network of services that allow seniors to live in their homes with dignity and independence. They are the only organization in San Francisco that offers two home-delivered, nutritionally tailored meals every day, seven days a week.

MENTAL HEALTH ASSOCIATION OF SAN FRANCISCO

mentalhealthsf.org

MHASF has been a San Francisco nonprofit and a leader in peer recovery for hoarding and cluttering for 75 years. MHASF peer-based counseling and support services are designed to improve quality of life and prevent eviction and homelessness for individuals living with hoarding behaviors, while offering support to family members and professionals working with hoarding behavior challenges.

SAN FRANCISCO HOUSING FOUNDATION

sfhousingfoundation.org

In partnership with the San Francisco Apartment Association, SFHF helps rental property owners who do not speak English as their primary language keep up with San Francisco’s ever-changing landlord-tenant laws through education and translation services.

SWORDS TO PLOWSHARES

swords-to-plowshares.org/donate

Swords to Plowshares is a Bay Area-based nonprofit organization dedicated to supporting all veterans, including 3,000 homeless, low-income, and at-risk local vets each year. The organization offers employment and job training, supportive housing programs, permanent housing placement, counseling and case management, and legal services.

SFAA TOY DRIVE WITH SFFD TOY PROGRAM

Bring an new, unwrapped gift to the SFAA office at 265 Ivy Street by December 13. Toys should be for ages infant to 13 years old.

Everywhere you look, there’s a story— down to the playful food magnets decorating his fridge.

Morning Light

Despite its small footprint, the studio feels open and bright, thanks to wide windows and airy shelving. “I love the mornings here,” Tag says. “I’ll sit with my cold brew and watch the sunlight come in. It’s peaceful—the best way to start my day.”

For Tag, this apartment represents his first San Francisco chapter—a space that celebrates self-expression, creativity, and the joy of finding home in a brandnew city.

Daisy Hernandez, MBA, is the founder of The Apartment Plug (TAP)—a modern rental discovery app designed for the next generation of renters. TAP empowers users to list or search for apartments through a video-first experience now available for download. With over 115,000 TikTok followers and 70,000 Instagram followers, Daisy is a leading voice in the Bay Area rental community. Her mission: to make leasing more transparent, efficient, and affordable for both renters and professionals. For early partnership opportunities, contact daisy@theapartmentplug.com.

Practical Real Estate Advice You Can Count On

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

• Legal services with an emphasis on real estate

• General Matters and Transactions

• Residential and Commercial

• Landlord-tenant matters

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

• Planning, zoning and permitting issues

• Neighbor, condo association and CC&R dispute resolution

• Real estate transactions and document preparation

AS YOU DECK THE HALLS THIS SEASON, BE FIRE SMART.

Did you know that nearly half of holiday decoration fires happen because decorations are placed too close to a heat source?

The winter holidays are a wonderful time for family get-togethers and celebrations. They are also a time when fire departments nationwide see a significant increase in preventable home fires.

Hundreds of people die needlessly each winter because of fires involving Christmas trees, candles, and unattended cooking. By taking some simple precautionary steps, everyone can enjoy the lights and festivities—and remain safe while doing so.

FIRE SAFETY FOR HOLIDAY DECORATING AND ENTERTAINING:

• Test your smoke alarms.

• Choose decorations that are flame resistant or flame retardant.

• Place Christmas trees at least three feet from fireplaces, furnaces, or any other heat source.

• Water live Christmas trees regularly (trees should have fresh green needles) and dispose of them safely within four weeks of placing them. A dry tree is dangerous because it can catch fire easily.

• Consider using battery-operated flameless candles, which can look, smell, and feel like real candles.

• Keep lit candles away from decorations and other things that can burn. Make sure they are in stable holders and place them where revelers can’t easily knock them down.

• Keep children and pets away from lit candles.

• Use lights that have the label of an independent testing laboratory. Some lights are only for indoor or outdoor use, but not both.

• Inspect holiday lights before you put them up. Replace any string lights that have worn or broken cords, loose bulb connections, or frayed or pinched wires.

• Connect no more than three strands of mini light sets and a maximum of fifty bulbs for screw-in bulbs.

• Use clips (not nails) to hang lights, so the cords do not get damaged.

• Blow out lit candles when leaving the room or going to bed.

• Turn off all string lights before leaving home or going to bed.

• Do not burn Christmas tree branches or wrapping paper in fireplaces.

• Stay in the kitchen while cooking on the stovetop.

The above information was written by the San Francisco Fire Department and reprinted with permission. For more information and free fire-safety resources, visit sf-fire.org or usfa. fema.gov.

sfaa2025calendar

sfaa 2025

December

WEDNESDAY, DECEMBER 10

P’s & Q’s: Landlord Etiquette Zoom

1:00 p.m. to 2:00 p.m. $25 Member $50 Non-Member

MONDAY, JANUARY 5

Board of Directors Meeting 11:30 a.m.

FRIDAY, DECEMBER 19

Intellirent: Q & A Zoom

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

SFAA office will be closed Wednesday, December 24, 2025 and Thursday, December 25, 2025 in observance of Christmas.

January

THURSDAY, JANUARY 15

Leasing Your Unit 101 Zoom

1:00 p.m. to 2:00 P.m. $25 Members $50 Non-Members

WEDNESDAY, JANUARY 28

Intellirent: Getting the Most Out of Your Technology Zoom

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

WEDNESDAY, JANUARY 21

In Person Member Meeting

10:00 a.m. to 11:00 a.m. Sponsored by: R&L Plumbing

THURSDAY, JANUARY 22

Landlord Etiquette Zoom

1:00 p.m. to 2:00 p.m. $25 Members $50 Non-Members

SFAA office will be closed Thursday, January 1, 2025 in observance of New Years Day and Monday, January 19, 2026 in observance of Martin Luther King Jr. Day.

SFAA’S TENANT SCREENING SERVICE

THROUGH INTELLIRENT

STEP 1:

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

STEP 2:

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

RATES

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

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

CONTACT INTELLIRENT FOR MORE INFORMATION:

415-849-4400

SAN FRANCISCO’S

CAPITAL IMPROVEMENTS

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

ALLOWABLE RENT INCREASES

2025 - 2026: 1.4%

Effective March 1, 2024 through February 28, 2025, the allowable annual rent increase is 1.4%. 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

7

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%

Chapter 37A of San Francisco’s Administrative Code allows the city to collect a per-unit fee for each residential dwelling unit that is subject to the San Francisco Rent Ordinance. This fee defrays the entire cost of operation of the Rent Board. If you are an owner of a residential dwelling unit or guest unit, you must pay a Rent Board Fee by March 1 of each year unless you have a current exemption on file with the Rent Board or a Homeowners’ Exemption on file with the Office of the Assessor-Recorder. While this fee was previously collected on the property tax bill, owners must pay this fee to the Rent Board directly as of 2022. Payment can be made through the Rent Board Portal.

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 accounting@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

CONSTRUCTION

FIRST ONSITE

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

CONSULTANTS

AMY HULL CONSULTING LLC

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

CONSULTANTS: PERMITS & PLANNING

EDRINGTON AND ASSOCIATES

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

CONTRACTORS

C & J’S CUSTOM BUILDS INC.

Caleb Wyman 415-209-8439

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

CORPORATE RENTALS

AMSI

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

CREDIT REPORTING INTELLIRENT

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

EMERGENCY SERVICES

THE GREENSPAN CO./ ADJUSTERS INTERNATIONAL

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

ENERGY CONSERVATION

PEALX INFASTRUCTURE, LLC

Patrick Sterns 480-269-9222 ps@pearlxinfra.com www.pearlx.com

ENVIRONMENTAL CONSULTING

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

SOL ENVIRONMENTAL, INC.

Raul Solorzano Nuno 925-895-6546 jackson@solenvironmental.com

EXTERIOR INSPECTIONS

DR BALCONY

Omid Ghanadiof 805-312-8508 omid@drbalcony.com www.drbalcony.com

FACADE INSPECTIONS

BORNE CONSULTING

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

FIRE ESCAPE INSPECTION & MAINTENANCE

ESCAPE ARTISTS

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

GREAT ESCAPE SERVICES

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

FIRE PROTECTION CONTRACTORS

A-TOTAL FIRE PROTECTION COMPANY, INC.

Monte L. Osborn, CEO

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

AEC ALARMS 628-208-0188 SFfire@aec-alarms.com

AURA FIRE SAFETY

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

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

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

FITNESS EQUIPMENT

LUXE FITNESS AMENTITIES

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

FLOORING

ROUSSOS CONSTRUCTION

Lupita Orozco 916-927-6200 lupita@roussoconstruction.com www.roussosconstruction.com

GARBAGE COLLECTION SERVICES

BAY AREA BIN SUPPORT

Nancy Fiame 888-920-2467 customerservice@bayareabinsupport.com www.bayareabinsupport.com

CLEAN COMPOSTING COMPANY Michelle Horneff-Cohen Michelle@cleancomposting.com

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

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

TRASH SCOUTS

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

VALET LIVING

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

HUMAN RESOURCES

INTERSOLTUTIONS, LLC jhong@intersolutions.com

INSPECTIONS

DECK CHECK WOOD BALCONY & STAIRS INSPECTIONS

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

PACIFIC COAST REAL ESTATE INSPECTIONS

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

INSURANCE COMPANIES

ACRISURE INSURANCE

P.J. Tradelius 415-436-9800

ptradelius@acrisure.com www.acrisure.com

ARM MULTI INSURANCE SERVICES

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

BARBARY INSURANCE BROKERAGE

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

COMMERCIAL COVERAGE

INSURANCE AGENCY

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

GORDON ASSOCIATES INSURANCE SERVICES

Dave Gordon, CLU 650-654-5555x6972

David.gordon@gordoninsurance.com

INTERNET SERVICE PROVIDER COMCAST

Vutny Un 925-785-1918 Vutny_Un@comcast.com www.xfinity.com

LAUNDRY EQUIPMENT

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

LENDING / FINANCIAL SERVICES

BANK OF SAN FRANCISCO

Margaret Mak 415-930-3383

margaret.mak@bankbsf.com www.bankbsf.com

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

EAST WEST BANK

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

JPMORGAN CHASE

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

LOCKSMITHS

CROWN LOCK & HARDWARE

Joe Schoepp 415-221-9086

MAINTENANCE REPAIR SERVICE

GREENTREE MAINTENANCE

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

MAVEN MAINTENANCE, INC.

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

SURFACE EXPERTS OF SAN FRANCISCO NORTH

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

WEST COAST PROPERTY MANAGEMENT

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

MARKETING

APARTMENT LIST

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

OPINIION

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

MEDIATION

THE BAR ASSOCIATION OF SAN FRANCISCO CONFLICT INTERVENTION SERVICE

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

PAINTING CONTRACTORS

DUNN-EDWARDS CORPORATION

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

JH PAINTING LLC

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

KRUIT PAINTING, INC.

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

PAC WEST PAINTING INC.

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

PETERS PAINTING SERVICES

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

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

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 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

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 pamela@pdcrealstate.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

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 COMMERCIAL BROKERAGE

Chris J. Connor chris.oconnor@compass.com

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

COMPASS COMMERCIAL BROKERAGE

Jay Greenberg 415-378-6755 jay@jayhgreenberg.com

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

CORCORAN GLOBAL LIVING COMMERCIAL Terrence Jones 415-786-2216 terrence@terrencejonesSF.com www.terrencejones.com

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

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

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

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

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

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

MARCUS & MILLICHAP

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

MAVEN COMMERCIAL

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

THE MEZA GROUP AT SOTHEBY’S INTERNATIONAL REALTY

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

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

PDC REAL ESTATE & RENTALS

Pamela Dela Cruz 415-234-7454

pamela@pdcrealestate.com www.pdcrealestate.com

PRIME METROPOLIS PROPERTIES, INC.

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

S&L REALTY

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

SF BAY RENTAL COMPANY

Leslie Burnley 415-717-8709

leslie@sfbayrentalco.com www.sfbayrentalco.com

SOTHEBY’S INTERNATIONAL REALTY Clara Laines-Welch 415-516-0648 clara.laineswelch@sothebys.realty

TERRENCE CHAN

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

WEST & PRASZKER REALTORS Michael Klestoff 415-312-2245 klestoffmre@aol.com

REAL ESTATE INVESTMENTS

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

CITY REAL ESTATE

Arthur Tom 415-987-6788 art@cityrealestatesf.com cityrealestatesf.com

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

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

REFINISHING / RESURFACING SERVICE

MIRACLE METHOD OF SAN FRANCISCO NORTH Jaime Munoz 415-673-4211 MiracleMethodSFO@gmail.com www.miraclemethod.com/San-Francisco

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

CONNOR DALY CONSTRUCTION

Connor Daniel Daly 415-205-0346

connor@connordalyconstruction.com www.connordalyconstruction.com

HCG ASSOCIATES, INC.

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

ONE DESIGN, INC.

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

WEST COAST PREMIER CONSTRUCTION, INC.

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

STAFFING

BG MULTI-FAMILY

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

INTERSOLUTIONS LLC

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

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES

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

SUBMETERS

LIVABLE

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

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 AND WATER DAMAGE RECOVERY

Maria Neumann 800-886-1801 www.waterdamagerecovery.net

PRO-CARE RESTORATION INC.

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

AD INDEX

sfaa sfaa 2025 membership application

maintaining the appliance. If the tenant later decides not to keep their own refrigerator, the landlord has thirty days to provide one. The law does not allow tenants to provide their own stoves.

When first introduced, AB 628 would have required landlords to replace all stoves and refrigerators every ten years— regardless of condition. CAA successfully negotiated amendments to remove this costly and arbitrary requirement.

Preparing for Compliance

To help rental housing providers adapt to these new laws, CAA will update its background papers, rental forms, and instructions. Updated resources will be available at caanet.org

In addition, CAA will host a New Laws Webinar in December, covering these and other legislative updates in greater detail.

Legal Questions

Confused

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

2025 CCRM FALL NIGHT SERIES Webinar Schedule & Registration Information

PMR107 Fair Housing: It’s the Law 12/16/2025 6PM-9PM $85.00 $100.00

PMR108 Professional Skills for Supervisors 12/18/2025 6PM-9PM $85.00 $100.00

Class Location : Zoom Webinar System

Upon registration the Zoom link will be emailed to the student.

Class is every Tuesday, please note PMR 108 will be held on a Thursday 12/18/25

To Register Online: www.sfaa.org Call: 415-255-2288

Instructor: Ryan Patrick, Wiegel Law Group Course material included. Does not include the $75 CCRM application fee.

TROPHY AWARDS