SF Apartment Magazine November 2025

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SF APARTMENT Features

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SF APARTMENT

San Francisco Apartment

Association Office

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San Francisco, CA 94102

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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

SFAA Directors

Eric Andresen, Oz Erickson, Marina Franco, Craig Greenwood, Andrew Long, Kent Mar, Neveo Mosser, James Sangiacomo, Dave Wasserman

VOLUME XXXVI, NUMBER 11 NOVEMBER 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.

Heart of the City Conversions,

incentives, and culture are at the center of downtown’s comeback.

San Francisco has unveiled its Heart of the City directive, an effort to revive the downtown core through housing conversions, financing tools, and cultural activation. Signed in September 2025, the initiative aims to reverse years of pandemic vacancy by pairing regulatory relief with new incentives for property owners.

A central component is the creation of a Downtown Revitalization Financing District, which will channel future tax revenues back into infrastructure and conversion subsidies. Two new ordinances simplify office-to-residential conversions, waiving certain Planning Code requirements and easing approvals. The city has also announced that it will waive impact fees and inclusionary housing requirements on eligible adaptive reuse projects downtown, making conversions more financially viable.

A June 2025 Axios analysis cited by city officials estimated San Francisco could add more than 61,000 housing units through office-to-residential conversions—placing the city second nationally for reuse potential. Still,

challenges remain: structural retrofits, seismic standards, and financing hurdles make conversion economics difficult, with many developers warning that only a fraction of eligible buildings will pencil out without additional support.

The revival effort extends beyond bricks and mortar. The city plans to expand nightlife permits, support cultural events, and partner with universities to increase educational activity downtown, while streamlining permitting for small businesses and tenant improvements. Early targets include the Financial District, Union Square, Market Street, and SoMa, where officials believe about 50 properties could yield up to 4,400 units in the near term.

Rents Rebound

San Francisco’s rental market experienced a surge this summer. In neighborhoods such as the Marina, Cow Hollow, Pacific Heights, and Presidio Heights, one-bedroom showings drew large crowds. Some prospective tenants offered to pay above asking or multiple months of rent upfront, and

units leased within days. Rents in these areas rose more quickly than in recent years, reflecting strong demand and limited supply.

Industry observers point to several overlapping factors for the surge: increased hiring in the AI sector, stricter return-to-office policies, and a perception of rising competition in highdemand neighborhoods. For property owners and managers, the key takeaway is that while demand remains strong, the rapid increases seen over the summer may not continue at the same pace.

For details, turn to “Queue Culture” on page 20 and the sidebar on page 10.

PG&E Scam Expands to Managers

The San Francisco District Attorney’s Consumer Protection Unit recently confirmed a troubling new twist on the well-known PG&E scam. Instead of targeting individual utility customers, scammers attempted to defraud the manager of a senior apartment community, suggesting they are now seeking larger paydays from housing providers. Fortunately, the manager recognized the red flags and avoided falling victim.

The scam isn’t new, but its tactics remain aggressive. Fraudsters threaten immediate service shutoff and demand “urgent” payment through prepaid debit cards, gift cards, cryptocurrency, or mobile apps like Zelle or Venmo. Caller ID can even be spoofed to display “PG&E” or the company’s actual number, making the deception harder to spot.

In reality, PG&E never demands these payment methods, never

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threatens shutoff by phone or text, and always provides written notice by mail before disconnection.

If you’re unsure if you’re dealing with PG&E or a scammer, consider the below:

• Verify account status only at pge.com or by calling 1-833-500-SCAM (1-833-500-7226).

• Never rely on phone numbers or links provided by a suspected scammer.

• If in doubt, or if a tenant or property staff member falls victim, report immediately to the SFDA Consumer Protection Unit at 628-652-4311 or email Ethel.Newlin@sfgov.org

• If you’re still unsure, hang up the phone and call PG&E directly to speak with a live agent and confirm. Remind your staff and tenants to do the same.

Senate Bill 79 Advances to Reshape Transit-Area Zoning

California’s landmark housing measure, Senate Bill 79, just cleared the Legislature and awaits Gov. Newsom’s signature. Authored by San Francisco Senator Scott Wiener, SB 79 targets neighborhoods within a half-mile of high-frequency transit stops, allowing new multifamily development—even in areas now limited to single-family homes.

Key provisions include:

• Streamlined approval for qualifying projects if they meet objective standards.

• Optional local transit-oriented plans so cities can adapt without reducing unit capacity.

• Tenant protections and affordability rules, such as right of return and limits on demolishing rent-controlled housing.

Backers see SB 79 as a critical response to the state’s housing shortage and transit decline, while critics argue it chips away at local control and doesn’t go far enough on affordability.

SB 79 could significantly reshape investment opportunities and property values near BART, Muni, Caltrain, and major bus corridors. Streamlined approvals may speed up projects, while new density allowances could make underutilized parcels more attractive for redevelopment. At the same time, tenant protections will remain a central feature, ensuring rentcontrolled and affordable housing stock is not easily displaced.

SFAA Update

SFAA’s office is open Monday through Friday. Members are welcome to come into the office to pick up rental forms or for counseling services between the hours of 10:00 a.m. and 5:00 p.m. Please call the SFAA office to confirm your lease order, and make an appointment for counseling whenever possible.

All SFAA staff members are available to assist you every day of the week. Rental forms can be accessed online at sfaa.org. The best way to have your questions answered is by calling the office at 415-255-2288 and, if needed, selecting a staff member’s extension. Questions can also be submitted via email to MemberQuestions@sfaa.org

2021 rents are rough estimates derived from historic

and

RENTAL ROUNDUP

HIGHLIGHTS FROM SFAA’S SEPTEMBER MEMBER MEETING

The San Francisco Apartment Association’s September membership meeting drew a crowd of property owners, legal experts, tenant attorneys, and property managers for a discussion on San Francisco’s rising rental market. You can find the full recording of the meeting on the SFAA website.

SFAA President and owner of The Real Management Company, J.J. Panzer, welcomed members and introduced Dave Wasserman of Wasserman San Francisco as moderator of September’s Legal Q&A. Other panelists were Justin A. Goodman of Zacks & Freedman, and Ashley Klein and Alix Azad of Nixon Peabody. Goodman kicked off the conversation by cautioning landlords on the importance of clarity when serving three-day notices, noting common and easily avoidable mistakes. Next, the panel talked about Costa-Hawkins, answering questions about what happens when an original occupant leaves subtenants behind.

Next, the meeting sponsors presented.

Matthew Sheridan of Maven Commercial celebrated San Francisco’s real signs of recovery after a sluggish five years. He tied his renewed confidence to increased bidding activity and multiple offers, with interest spreading not just in San Francisco but across the Bay Area.

The event’s second sponsor was Daniella Franco of Dunn-Edwards Paints. She highlighted the business’s regional services, including complimentary color consultations and connecting property owners with trusted contractors. She noted Dunn-Edwards’s multiple resources available to help owners improve their properties and increase tenant satisfaction.

Next up was SFAA’s much-anticipated annual tradition: the panel of tenant attorneys. David Wayne of Wolford Wayne LLP, Jackie Ravenscroft of Tobener Ravenscroft LLP, and Rahman Popal of Dracup & Patterson focused on concerns related to habitability. “The worst thing a landlord can do is ignore a complaint from a tenant,” stressed Wayne. Ravenscroft seconded this by adding, “Transparency is the best tool for maintaining a good relationship with your tenant and staying out of court.” The group went on to discuss monitoring insurance policy changes, as well as the twenty-four-hour notice requirement before entering a unit.

The meeting closed with a property management panel featuring J.J. Panzer, Mike McCamish of Gaetani Real Estate, Steve Wasserman of Vertex Properties, and Amy Hull of Amy Hull Consulting. The group made a strong case for hiring professionals for property management. “I’ve been doing this for decades, and the landscape gets harder and harder to navigate,” Panzer said, referencing ever-evolving rental laws. The other panelists noted the array of services that property managers provide, including rent collection, bookkeeping, and risk management in areas such as mold remediation and construction projects. And perhaps most importantly, they provide peace of mind: “There has to be trust and communication when something could cost a thousand dollars in the middle of the night,” said McCamish.

NEXT UP: WEDNESDAY, NOVEMBER 19

PRE-RECORDED MEMBER MEETING

10:00 A.M. TO. 11:00 A.M.

SPONSORED BY: ARCH PLUMBING, INC.

SFAA’s monthly membership meetings are free to members. For a full calendar of events, turn to page 46.

Artificial Irreverence

written by JUSTIN A. GOODMAN

The limits of language-model lawyers.

Everything these days is an AI story. As you faithful SFAA members know, San Francisco has seen doubledigit percentage increases in year-overyear median rents—the highest annual increase in the country, in fact.

Speculation as to the cause of the sudden shift in the market range from the evergreen “supply scarcity,” return to office policies, and “AI.” This reductive term is now a broad label to describe new industry tools, the companies that compete to create the best ones, the demand for qualified employees to develop them, and the conspiracy theories about how this will finally be the technology to change everything we know about technology.

As a cause of rent increases, artificial intelligence poses an ironic narrative. Booming industry means hiring the best from around the world, and they need housing. But the industry is pulling in office workers to develop the platforms to replace office workers.

Is the speculation about the role of AI in our industry overblown? Technological advancement has often led to critical efficiency gains. Imagine trying to calculate a banked rent increase using a slide rule and ledger paper. The firm I started at had a typewriter. Gray as I may be getting, I’m not quite of the generation that drafted pleadings on those clunky old things. Instead, it was used to interlineate text on judicial council forms (e.g., to add the word “amended” in front of the pre-printed

title). We can now edit pre-printed forms in seconds with Adobe.

In my July 2023 column, “Write on Cue,” I mused about lawyers using AI the wrong way (like generating briefs based on imagined case law). I maintained that legal ethics and intentionality would find lawyers ignoring the lay opinions of language models in favor of their own legal analysis. (It’s one thing to advance a theory that the judge finds unpersuasive, but we certainly don’t want to find ourselves at a hearing explaining to the judge that one of our arguments must have been an AI hallucination that we didn’t properly review.)

I’ve seen legal research make leaps forward before. I was one of the last generations of law students who learned “paper research” (following the trail of key words from the latest, printed copy of an index to navigate through hundreds of volumes of chronologically bound decisional authority). These days, we can simply ask Westlaw a question and likely find the case we were looking for the hard way.

AI feels different. Earlier this year, I attended a presentation on Westlaw’s AI add-on, which will analyze pleadings, discovery, and client documents to summarize data, answer questions, and draft work product. I had an existential crisis in that meeting because this kind of software would eliminate menial tasks for young associates. Associates do more than just the menial, and they can often be put to better use

than focusing on tedium, but attorneys learn through the grind. When you have to squint through the fine print in a boilerplate lease, you’ll develop a relationship with the provision you’re looking for.

I thought it would be a good time to revisit the topic because it keeps popping up in my practice. In an increasingly common story arc, AI refers clients to me (thanks, AI), those clients ask AI to give them some background on the law, I provide finer points and practical applications to the clients, and then I work on the matter. I use AI tools to help analyze a client file to provide me with backgrounds, biographies, timelines, and key facts. (I’ll even ask for the occasional primer on a novel area of law that supplements my normal practice.)

Or, at least, this would be an ideal experience. I’ve also had clients use AI to dictate an incorrect version of the law, draft correspondence and other work they want me to edit for them, or even try to educate me on negotiation tactics they’ve learned from AI.

(Telling a lawyer that you want to teach them how to negotiate, after spending a few minutes Googling it no less, should provoke a response like, Do I go to your job and tell you how to sweep? )

But I tried to leave my biases at the door when I recently sat down with Chat GPT to interview it as my replacement.

JAG: What advantages do large language models have over human lawyers?

ChatGPT: We don’t have student loan debt.

In all seriousness, I did actually engage it quite a bit in working on this column. I asked it about its familiarity with San Francisco landlord-tenant law, which it knows quite well, actually. As any good “lawyer” would, it started from the most general principles with an invitation to discuss nuance. (Frankly, its responses are on the “flashy” end of thorough, like a younger attorney eager to convince me how much they know.)

Of course, this L-AI-YER* is only as good as its inputs. (*By the publishing deadline, I had not come up with a punchier name, but ChatGPT thought it was phonetically consistent and playfully satirical, evoking the anxiety around AI replacing lawyers.) It will freely share its pedigree, but much of its qualitative analysis seems to be coming from marketing materials (like law firm blog posts) instead of living through actual controversies.

As for market trends, it can repackage articles and op-eds with a convincing thesis. But when asked about recent eviction levels, it sourced data from the Rent Board’s eviction notice report. This data is only published for the year ending February 28 (so it lags), and is over- and under-inclusive (since notices don’t necessarily correspond to eviction lawsuits or actual displacement). A more accurate count comes from the Superior Court, which shared that, while 2,923 unlawful detainers were filed in 2024, 3,474 have already been filed through mid-September of this year. (ChatGPT didn’t think to ask the Superior Court.)

A recent eviction case that came out of Los Angeles (Eshagian v. Cepeda) completely upended our conventional wisdom about the content of a notice to pay rent or quit. Landlord lawyers are debating how to comply. We’ve been following the fate of active cases; we asked the Supreme Court to depublish the opinion; and, in the final stage of grief, we just coped with it and put all these silly new things in our notices.

I challenged ChatGPT to draft a threeday notice, but it missed the change. However, after asking it about Eshagian and discussing the requirements, it did much better. This is the difference between asking an associate to update a work product versus asking them to generate competent work product from scratch. The former takes mentorship; the latter, wisdom (ChatGPT did, however, immediately agree with me that the Court got Eshagian wrong, so at least it knows how to suck up to the boss.)

Turning to the practical, I asked it how to navigate a tricky dispute. Landlords owe duties to tenants, like maintaining quiet enjoyment (i.e., avoiding disturbances that affect their use of the unit). When disruptions come from other tenants, the landlord becomes guardian, peacekeeper, and disciplinarian. Severe penalties ward off a landlord’s wrongful acts that displace rent-controlled tenants for pecuniary benefit. Does passivity in policing a troublesome tenant create the same liability as to the affected one? And does that potential outcome compel a landlord to evict as precaution? Most evictions respect a dynamic between landlord and tenant, but this dispute is multilateral.

ChatGPT cleverly observed the various vectors of conflict, and warned about the consequences of both action and inaction. It then recommended a mediative approach and volunteered to role-play correspondence between a hypothetical landlord attorney and tenant attorney. In this exercise, it earns high marks.

In my August 2025 column, I discussed the imbalanced economics of landlordtenant disputes and how savvy landlords can build toward inflection points that foster reasonable resolution. Countless decisions lead to these junctures, not just in the content of a notice or complaint, but from the very outset in managing client expectations from the perspective of experience. Large language models (LLMs) are trained on vast volumes of text, and they function by predicting the next part of the pattern. But effective lawyering isn’t about reciting past outcomes; it’s

about imagining new ones and synthesizing the tools to get there.

Before all my free time went to writing these columns, I frequently blogged about landlord-tenant law on my website CostaHawkins.com (perhaps you’ve heard of it). This exercise could not have made sense as a marketing tool, given the post-toclient ratio. But I always found its value in having an experience with a particular “occurrence” of law. If I read a new case or statute well enough to post about it, I had to understand it critically. And if I did that, I could call upon it later as one more of my tools. In my practice, I take every case as an opportunity to expand my abilities, altering my intuitions as I work through the experience of a novel application. There are rarely surprises, but I can attack a problem in a new way to see if that optimizes the outcome. I don’t want to predict the next step in the pattern so much as remember that I created the pattern in the first place.

AI is a shockingly capable tool for parsing content, gathering the basics of an area of law, and even recommending well-worn work-throughs. It will no doubt become more specialized and capable as a legal supplement.

Maybe my Fall 2027 column will damn my hubris, but I’m not any more concerned about AI displacing lawyers than I was two years ago. If anything, I’m excited to eliminate inefficiencies to focus on what I love most—thinking through complex legal theory and putting it in court.

For now, AI knows how to be thorough and circumspect but not inventive and incisive. You might say that LLMs aren’t worthy of an LL.M. (This is actually a clever pun about large language models sharing an acronym with a Master of Laws degree. ChatGPT thought this was funny, but it had notes. Whether AI will replace comedians is outside the scope of this column.)

The information contained in this article is general in nature. Consult the advice of an attorney for any specific problem. Justin A. Goodman is with Zacks & Freedman and can be reached at 415-956-8100.

Dues & Don’ts

written by VARIOUS AUTHORS

When condo ownership doesn’t cancel San Francisco rent control protections.

Q.I know that a long-term tenant owns a condo in San Francisco. Is she permitted to keep this rent-controlled unit despite owning a condo in the same city? I feel like I’m subsidizing her condo mortgage.

A.Yes, she is permitted to own a condo here. In fact, she could own several condos, three homes, and a dozen apartment buildings and still maintain her rent-controlled status in your apartment! Indeed, many tenants are also landlords and homeowners, and owning property in San Francisco does not disqualify them from rent control protection. While this may seem unfair, remember that our industry actively encourages tenants to purchase properties with the hope that increased homeownership may, over time, quell draconian rent control ballot measures and promote more moderate housing policies. Conceivably, in your situation, the resident may ultimately leave this rental and move into the condo; moreover, her voting habits are likely to align with yours, notwithstanding her purported living situation. Regardless, the low rent could very well be subsidizing her mortgage, but do not despair.

The law grants you a few remedies if your resident is not using the apartment as a permanent or principal place of residence, or if she is profiting from this arrangement through rent collected from roommates.

The first potential recourse, discussed in this magazine and at industry meetings on a regular basis, applies if she is residing elsewhere but continues to keep this rental as a second home. Under a state law known as the Costa-Hawkins Rental Housing Act, you may impose a market rate rent adjustment if your tenant no longer “permanently” resides in the apartment and instead has it occupied with subtenants that are not parties to your rental agreement and have not paid rent directly to you.

Similarly, if your apartment is essentially unused by anyone, you may bring a Rent Board petition under Rent Board Rules and Regulations Section 1.21, asserting that the apartment is not occupied as a “principal place of residence” and there are no lawful subtenants living there. If the Rent Board grants your Section 1.21 petition, you may impose a market-rate rent increase. Under both Costa-Hawkins and Section 1.21, you will likely need proof that your tenant is primarily living elsewhere and seldom, if ever, uses the unit as a permanent or principal place of residence.

Yet suppose she is living there but shares the place with roommates. Our rent law prohibits subtenants from being rent gouged, meaning they can only be charged a total sub-rent that properly reflects the portion of housing services they receive compared to the

total housing services that exist for a particular rental. Specifically:

“The allowable proportional share of total [sub-]rent may be calculated based upon the square footage shared with and/or occupied exclusively by the subtenant; or an amount substantially proportional to the space occupied by and/or shared with the subtenant (e.g. three persons splitting the entire rent in thirds) or any other method that allocates the rent such that the subtenant pays no more to the Master Tenant than the Master Tenant pays to the landlord for the housing and housing services to which the subtenant is entitled under the sublease. … Any methodology that shifts the rental burden such that the subtenant(s) pays substantially more than their square footage portion, or substantially more than the proportional share of the total rent paid to the landlord, shall be rebuttably presumed to be in excess of the lawful limitation.”

If the subtenants are paying more than their proper proportionate share, they may petition the Rent Board to obtain a refund from your tenant. Also, the rent law prohibits “lease profiting,” meaning your tenant should not be extracting more rent from the subtenants than what is paid to you each month:

“A tenant who subleases his or her rental unit may charge no more rent upon initial occupancy of the subtenant or subtenants than that rent which the tenant is currently paying to the landlord.”

Written by NICK O’LEARY

QUEUE CULTURE

Top: Light floods a classic Marina living room with original parquet floors and a wood-burning fireplace.

Bottom: At $7,500 a month, this plain kitchen says it all: in San Francisco, demand still outpaces design.

The boom, the bids, and the cooling to come.

It was a warm (by San Francisco standards) and sunny weekday afternoon in July, and the line outside a Marina apartment stretched down the block. At first glance, it looked like the crowd for a buzzy new bakery or brunch spot: people shifting in place, checking their phones, waiting for a taste of something in short supply. But this wasn’t a line for pastries. It was a queue of renters, ready to compete for a one-bedroom apartment.

Inside, the showing felt more like an auction than a tour. One renter offered to pay above asking before even setting foot in the unit. Another promised a year’s rent upfront. By late afternoon, two engineers from rival AI companies were bidding against each other for the same modest space.

Scenes like this defined San Francisco’s rental market in the summer of 2025. The city didn’t just bounce back; it roared, drawing crowds, bidding wars, and rent hikes that outpaced anything seen since before 2019. For a few months, the housing market became a stage, and the show was as much about spectacle as it was about economics.

Case Studies from the Boom

The stories of individual apartments captured the scale of change.

In Cow Hollow, an owner moved out of their own two-bedroom-plus-office apartment with washer and dryer hookups. Within days, it leased for $7,500… snapped up so quickly it barely felt like it had hit the market.

A few blocks away in the Marina, a one-bedroom apartment that had rented for $3,245 in 2022 came back at $4,395 and leased almost immediately. No remodel, no new appliances—just demand.

Next door, another top-floor apartment that leased for $2,950 in 2019 was suddenly going for $3,995, with $300 more for parking. Renters didn’t blink.

In Presidio Heights, a large two-bedroom that went for $6,995 in May 2024 was leasing at $7,995 just twelve months later—a thousand-dollar jump that underscored how luxury units were pulled along by the same wave.

On Fillmore Street, an apartment in an iconic Spanish Revivalstyle building that had commanded $3,200 in 2022 was just listed for $4,595—further proof that even units without major upgrades are being swept up in the surge. A similar unit in the building leased this time last year for $3,695 per month.

And on Alhambra Street, a longtime tenant who’d lived in the same apartment since the 1980s moved out, leaving behind a rent-controlled lease at roughly $2,000. When the unit re-listed, it came on at $4,295—its first real taste of the open market in decades.

Individually, these might look like outliers. Together, they painted the picture of a market in overdrive, with tenants willing to absorb jumps of 30, 40, even 50 percent just to get a foothold.

What Fueled the Frenzy

Rents there stayed steady. Apartments leased at the same pace and price as they had before. No lines, no bidding wars, no months-up-front offers. Deals remained for tenants willing to live outside the marquee neighborhoods.

This divergence is San Francisco in a nutshell. One district can behave like a stock market on fire, while another just blocks away moves at a quiet hum. The summer of 2025 underscored how local the city’s real estate truly is, and how the heat can stop cold at the edge of one street.

The Cooling Breeze

In early September, the frenzy began to show signs of cooling off. Showings that drew thirty people in July were now pulling in six or seven. Apartments still leased quickly but without the theater of tenants outbidding one another or offering checks on the spot.

“ The surge came from multiple overlapping forces. First, it was money: San Francisco’s AI sector is expanding at breakneck speed, filling offices with new hires flush with salaries and bonuses. ”

The surge came from multiple overlapping forces. First, it was money: San Francisco’s AI sector is expanding at breakneck speed, filling offices with new hires flush with salaries and bonuses.

Second, geography: Companies quietly but firmly increased return-to-office requirements, drawing workers back from the East Bay, the Peninsula, and from all over the United States into neighborhoods near the core. A noticeable wave of New Yorkers arrived this summer, swapping one high-cost market for another.

Then, psychology: Word spread quickly that showings in neighborhoods like the Marina, Cow Hollow, Russian Hill, Pacific Heights, and North Beach were mobbed, and that prices were skyrocketing. Renters who might have otherwise considered moving to a different neighborhood or looking for more space decided to stay put, tightening the overall supply.

For a time, gravity seemed suspended. Apartments once deemed expensive were suddenly treated as bargains. Luxury and midmarket units alike disappeared in days. The city was back, and for a moment, more competitive than it had been in 2019.

The Tenderloin Exception

But this was never a citywide story. The Tenderloin saw almost none of it.

Demand hasn’t vanished. The Marina, Cow Hollow, and Presidio Heights remain historically strong. But the spectacle has ended. The boba-line energy has given way to something steadier.

For example, a one-bedroom on Capra Way was listed in early September for $4,595, in line with the market frenzy in the Marina. It was expected to receive multiple applications and to lease quickly, but it didn’t. People made offers and negotiated the price down, but then backed out to sign on better deals in other neighborhoods. After lowering the price to $4,195, the place leased the next day. This goes to show that while the market may be slowing down slightly, a little flexibility on pricing is crucial for leasing success.

Preparing for Fall

For landlords, the lesson is calibration. The four-figure jumps of summer were products of timing and circumstance; they might not be a permanent new baseline. Apartments will still rent well, but not all will command $1,000 increases without upgrades. Tenants are once again choosier: a dated kitchen or bathroom, overlooked in July, now matters again.

Owners heading into autumn would do well to temper expectations. The market is still healthy, but it might not hold the same frenzy as the summer.

Beyond the Numbers

The summer was about more than economics. For years, San Francisco’s story was one of decline: an exodus of residents,

remote work, empty towers, and talk of a doom loop. Discounted rents seemed to confirm it.

This summer flipped that story. Crowded showings became symbols of vitality. Rising rents signaled demand. To land an apartment in the Marina or Presidio Heights wasn’t just about shelter; it was about belonging to a city that felt alive again.

At the same time, the frenzy sharpened divides. Tech workers and finance professionals could shoulder the new rents, while many longtime residents were priced farther out. The Tenderloin’s steadiness was a reminder that surges here are uneven, often widening the gap between those who can play in the frenzy and those who cannot.

What Comes Next

The question is whether this was a fleeting blaze or the start of a new baseline. If AI hiring continues and office mandates hold, premium neighborhoods will stay tight. Rents may not leap as dramatically, but pressure will persist. If tech cools or return-to-office softens, the summer may be remembered as a spike rather than a shift. Either way, the fundamentals remain. San Francisco is still short on housing, and its desirability as a cultural hub, a professional magnet, and a global brand endures. The city’s ability to shock with sudden swings—downward during the pandemic and upward this summer—is part of its DNA.

The Verdict

Summer 2025 will be remembered for its spectacle: apartments once thought overpriced snapped up in days, owners moving out only to see their units leased instantly at premium rates, long-time rent-controlled homes reset to open-market levels.

Now, as fall sets in, the frenzy has begun to cool. However, many owners and agents reported another surge in mid-to-late September. Demand is steady

to

Flyers Followers

WRITTEN BY TARA COOLEY

REAL ESTATE MARKETING IS EVOLVING—AUTHENTICITY ONLINE NOW OUTSHINES BUSES AND BENCHES.

ilike to think of leasing and real estate in San Francisco the same way I think about apartments themselves: they evolve over time. Just like an old unit eventually gets ripped up and refreshed, our industry evolves, too. The same goes for our marketing strategies: they shouldn’t be stuck in the past, either.

When I first started in the real estate business, I thought about the old-school methods I’d seen for years: the glossy headshot on a bus bench, the stack of business cards on the counter, the open house sign posted at a busy intersection, placed with the hope of the perfect person walking in.

And sure, those things still work to some extent— just like there are renters who don’t mind fluorescent lighting, wall-to-wall beige carpet, or a bathroom with seashellshaped sinks. But at the end of the day, if you’re not keeping up with our evolving city—and how modern residents are finding homes—you’ll blend into the background. And nobody moves to San Francisco to blend into the background.

As one of the newer faces in the industry, it’s hard not to feel how unique this year has been.

Over the past few years, my friends and I have joked that “San Francisco is so back.” But this year? For the first time in at least five years—it’s actually true. The energy is back. The excitement is back. And the people are back. It’s a historic moment to join the local industry because I can feel the city reawakening.

Starting this role now feels like walking into the middle of a conversation the whole city has been waiting to have again—and I knew I had to find my voice in it.

In a short time, my social media presence—mainly TikTok—took off. And not because I was trying to be perfect or polished, but because I leaned into being myself. I make cheeky jokes. I’m sarcastic. I post the kind of things

I’d say to my friends over drinks, not a sales pitch. And guess what? People respond to it. At open houses, in showings, or even when people message me, the first thing I hear is, “I love your videos. I love your vibe. I feel like we’d get along. How can we work together?” That right there is the power of marketing that feels real.

A Challenging Environment Has Created Unique Opportunities

Rising interest rates have had a significant impact on the San Francisco sales

The old way of doing things was all about being polished, professional, and a little bit untouchable. The new way is about being approachable, relatable, and memorable.

Old school was handing out business cards like candy and hoping someone would remember your name. New school is someone recognizing you because your video popped up while they were scrolling in bed at midnight.

Old school was putting your face on a bus bench and crossing your fingers people would associate you with real estate. New school is putting your face and your personality on people’s phones daily. Old school was an open house sign on the sidewalk. New school is an open house video tour that reaches fifty thousand people in forty-eight hours.

I’m not saying the old ways are wrong. Just like some people still love carpet in a bedroom, there’s comfort in what’s familiar. But the new ways meet people where they actually are—online, connected, and consuming content nonstop. The truth is, leases will get filled no matter what. Properties will be bought. Buildings will be managed. That part will always happen. But what I’ve quickly learned is that if you market yourself the right way, people who aren’t even your clients will know who you are. And in this business, being memorable is everything.

The way I see it, you have to think about yourself the way you think about an apartment. What makes you different? What makes you special? Are you the apartment with the killer views and the custom backsplash that makes people stop and say, “Wow, I could see myself living here”? Or are you the place with mirrored closet doors and popcorn ceilings that people tour once and forget about? The same applies to us. If you’re just another face in a suit handing out a flyer, you’ll blend in. But if you’re showing people who you are—what makes you fun, approachable, and relatable—that’s what people remember.

There’s a new generation of realtors and leasing agents coming into San Francisco, and they’re not afraid to shake things up. They’re motivated, they’re bold, and they’re pushing boundaries in how they connect with people. And it’s not just about the transactions anymore—it’s about the relationships. The buyers, the renters, the new residents moving into the city expect more. They don’t want a generic experience. They want someone they can trust, someone who feels approachable, someone who gets them. That’s what digital marketing—TikTok, Instagram, and all the tools at our disposal—lets us do. They let us bridge that gap. They let us show that we’re people, not just agents.

When I first started making videos, I had no idea anyone would care. I filmed them the way I would talk to a friend, often laughing at myself in the process. I thought maybe a few people would chuckle, but it grew quickly. Suddenly, I had strangers messaging me, thanking me for saying what they were feeling, asking if I could help them find a place. It was such a lightbulb moment for

me: People don’t just want information, they want connection. They want someone who gets the absurdity, the stress, and the humor of looking for housing in San Francisco.

That experience taught me that being authentic will get you further than being perfect. Clients are looking for someone who can help them imagine their life in a space; someone they can laugh with when a unit has quirks; someone who can guide them through the chaos of this market without making them feel small or overwhelmed. Social media is just the tool I use to showcase that side of myself, but the principle applies everywhere.

Of course, there are challenges, too. Putting yourself out there online opens you up to criticism, to people who don’t get your humor, to comments that sometimes sting. But I’ve learned that for every negative comment, there are a hundred people who appreciate honesty. And the more I lean into being myself, the stronger my connections with clients become. It’s a tradeoff I’ll gladly make.

Another thing I’ve noticed is how this shift in marketing reflects the larger shift in the city. San Francisco has always been known for innovation, for being ahead of the curve, for embracing the new. That energy is what’s driving the real estate industry here right now. People want modern and fresh; they want to feel like they’re part of a city that’s alive and buzzing again. And the agents who can capture that energy in how they present themselves are the ones who are going to thrive.

I don’t think it’s an accident that my friends and I keep saying that San Francisco is back. It feels like the city has gone through its own renovation. We’ve all seen the rough patches—the equivalent of popcorn ceilings that needed scraping, or dim track lighting that belonged in the ’80s. But now, it’s like we’re stepping into the freshly painted version, with new appliances, better lighting, and a renewed sense of possibility. And just like with any renovation, the people who embraced change and leaned into the work are the ones who are reaping the benefits.

At the end of the day, the biggest lesson I’ve learned this year is simple: You can’t just put yourself out there the way people did ten years ago and expect it to work. You have to adapt to the digital age. You have to meet the new generation where they are. And if you do it right, you won’t just get clients—you’ll build a reputation. You’ll become memorable. You’ll stand out in the sea of bus benches, billboards, and open house signs.

So, here’s my advice: Whether you’re new like me or a seasoned veteran, think about what makes you different. Think about what makes your business special. Don’t be afraid to show your personality, to be a little cheeky, to let people see the real you. Because at the end of the day, people don’t remember the stats, the square footage, or the flyer they tossed in the recycling bin. They remember how you made them feel.

It remains unclear what recourse you may have if she is unlawfully lease profiting. However, as noted above, the subtenants can certainly claw back excessive sub-rent payments directly from your tenant.

In sum, keep your eyes open. While owning a condo in the same city does not preclude reaping the benefits of rent control, not using the housing as a primary residence or charging subtenants more rent than what is legally allowed may give you some leverage to encourage the resident to reconsider her housing situation.

—Dave Wasserman

Q.A tenant frequently overpays their rent by at least $50. I’ve sent multiple written reminders and issued refund checks, but the checks are never cashed. Over the past five years, I’ve sent ten letters about this issue. What is the best practice for handling recurring overpayments and uncashed refund checks?

A.One of the frustrating things about eviction and rent control regulations is that it’s rare to get a “reset” on the tenancy. In jurisdictions without these regulations, tenants move on more often. This permits, for instance, more frequently updating the unit so that the landlord can address defective conditions and the tenant doesn’t have claims relating to them. It also means that landlords can course-correct inaccuracies in ledgers or modify a lease agreement, because they can simply change the terms, without an “anti-waiver provision” resisting any differences.

For rent-controlled units in San Francisco, we don’t have that option. With respect to the rental rate, if you impose a rent increase that exceeds the annual, inflation-adjusted limitation, there is no “expiration date” for review or return of the overpayment. (Imagine seeking recovery of defaulted rent in an unlawful detainer action, only to learn that some

bad math from the 1990s defeats your lawsuit, justifies a return of rent, and has you owing the tenant a refund.)

A less pernicious, but still surprising, result from an effort to change non-rent terms. As a matter of contract and state procedural law, you can “alter” a monthto-month (“periodic”) tenancy by projecting new terms a month ahead of the tenancy, and having the tenancy “renew” into them. But generally, terms affecting a housing service are void (or at least justify a reduction in rent), and a landlord cannot unilaterally evict for a tenant’s breach of one of these new terms.

Of course, you haven’t done any of these things. But the problem is that when you keep accepting payments that exceed the tenant’s obligation, you’re probably placing a higher-than-normal burden on yourself to track the accounting whenever you need to enforce a default. After all, is November’s rent really due in full (or at all) if you’re already in possession of tenant funds that you weren’t previously owed?

What do you do about it? While it may seem silly to reject a payment that exceeds the amount you’re owed, you’re not in the business of making change. Nothing could be easier than for a tenant to pay the actual amount—in dollars and cents—that they owe in rent every month (most banks will even do this for them automatically). If they make a non-conforming payment, you are under no obligation to accept it. You should reject it with a warning that you do not accept nonconforming payments, that you consider your tenant in default if they do not make a conforming payment, but that you will excuse this particular one in case there was any confusion.

—Justin A. Goodman

Q. A tenant in one unit is constantly complaining about noise from a neighboring unit. I’m working with the offending tenant on tampering the noise (area rugs, suggested quiet hours,

etc). What proof must I provide the complaining tenant to confirm that I’m taking steps to address the issue?

A.Dealing with noisy neighbors is the bane of landlords and tenants alike.

While some noise in a multi-unit property is assumed, excessive noise by a neighboring tenant may fall into the category of “nuisance.” Legally, “nuisance” is broadly defined. For our purposes here, we can define it as excessive noise which is “injurious to health or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the enjoyment of life or property.” A tenant-caused noise nuisance implicates two main duties a landlord owes to a tenant: 1) the duty to preserve a tenant’s quiet enjoyment; and 2) the implied warranty of habitability. In both instances, your duty is to take reasonable steps to mitigate the issue once you become aware of the noise issue.

Implied in all residential leases is the covenant of “quiet enjoyment.” In part, it means that the landlord has a duty to take reasonable measures to ensure that a tenant be able to “enjoy” or use the premises for the purposes the tenant rented them—i.e. to live and sleep. Your duty is implicated when noise caused by the offending tenant is such that it substantially disrupts the complaining-tenant’s ability to use their home as a home. That said, “minor inconveniences and annoyances” do not rise to the level that would implicate your duty.

Also implied in every residential lease is the warranty of habitability (WoH). The WoH, as you are likely aware, requires that a landlord maintain the premises in a condition fit for a person’s habitation. As to noise nuisances, this duty is implicated when the tenant-caused noise rises to a level that significantly disrupts a tenant’s living conditions such that it impacts their health or safety. Significant disruptions to a tenant’s sleep are a common example.

In both instances, you may incur liability for “breach of contract” if you fail to take steps to mitigate the issue once you become aware of it. Working with the complaining-tenant to notate the problem is a good way to: 1) establish if the noise implicates your legal duties; 2) indicate that you take the complaint seriously; and 3) establish an evidentiary record should you pursue legal action. For example, you ask the complaining-tenant to keep a log of the noise with the date/ time of the noise that includes decibel meter readings.

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As a legal matter, your “obligation” to provide “proof” to the non-offending tenant is limited. Rather, you are legally obligated to address the complaint and take reasonable steps to mitigate the offending tenant’s excessive noise. Your actions (putting the offending tenant on notice of quiet hours, providing area rugs, etc.) likely meet that obligation.

As a practical matter, to avoid liability that may arise from the complaining tenant, you may want to provide some “proof.” A concise email outlining what steps you have taken to address the issue would fit the bill. As a last-ditch effort, it may be helpful to suggest mediation between the two tenants—Community Boards is a helpful conflict resolution source in San Francisco.

In sum, unless the noise is so excessive as to cause physical or emotional harm to the other tenants, you are only obligated to take reasonable steps to mitigate the noise once you become aware. Best practice is to inform the complaining-tenant of the steps you’ve taken to mitigate the noise. Once you’ve done that, it’s up to the tenants to work it out themselves.

—Rachel N. Pyle

The Saga Continues

written by THE SAN FRANCISCO RENT BOARD

Residency dispute drama continues as the

Presidio

Avenue case heads back to the Board.

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

500 Block of Presidio

The long-running case on the 500 block of Presidio Avenue focused on whether a rent-controlled apartment was truly a tenant’s principal residence or primarily a business space.

In September 2024, the property manager installed a WiFi-enabled security camera above the front porch to document tenant activity. Although there were connectivity issues, the trustee for the landlord testified that the cameras recorded the tenant entering during work hours, and multiple unrelated people accessing the unit via a lockbox. When the tenant requested the removal of the camera on October 4, 2024, the landlord declined. Days later, the cameras were obstructed— covered first with a plastic bag, later with paper placed over a new Ring device. The landlord argued this deliberate obstruction prevented meaningful evidence collection and left her without affordable options other than hiring private investigators.

At a June 2025 hearing, the trustee emphasized that the late property owner—an immigrant plumber who

passed away in 2023—had held the property as a modest investment. She underscored the financial strain on the family, noting that one of the owner’s children is homeless. By contrast, she said, the tenants are financially secure: a married couple of more than thirty years who jointly own additional properties in San Francisco and Chicago. One spouse holds a high-profile professional role with significant income, while the other acknowledged using the Presidio Avenue unit as a business location. The trustee argued that subsidizing business use through rent control is inconsistent with the ordinance’s intent.

The landlord’s attorney added that tax and residency law recognizes only one principal residence for a married couple filing jointly. Allowing the tenants to claim three separate principal residences—two owned properties and the rent-controlled unit—was, he argued, a misapplication of Rule 1.21. He pointed out that five of six factors in Rule 1.21 supported the landlord, and the sixth was strongly contested. He also noted the lack of corroborating testimony from the tenant’s family members, as well as the tenant’s interference with video surveillance as evidence of concealment. (For more on Rule 1.21, turn to the sidebar on page 40.)

At subsequent July and August hearings, the trustee reiterated that the unit was not used as a home but as a place

of business. The attorney repeated that the Administrative Law Judge (ALJ) erred by weighing business use as part of the occupancy analysis. He stressed that under Rule 1.21, the burden falls on tenants to provide credible proof of residence—proof the landlord argued was absent.

The ALJ had originally sided with the tenant, finding the unit to be his “usual place of return.” However, after months of testimony and argument, the Rent Board voted to accept the appeal and remand the case. The Board instructed the ALJ to find that the tenant was not in occupancy when the petition was filed in August 2024 and to reconsider the matter on that basis.

Decision: To accept the appeal (3-2).

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

2200 Block of Bryant Street

The tenant has lived in San Francisco for thirty years and in his current unit for nearly twenty. He says his apartment had been plagued by a severe pest infestation for six to seven years.

He first notified his landlord verbally, and later followed up with a written email in June 2022 requesting treatment. Despite repeated inspections, pest control professionals reported that the tenant’s unit was not the source of the problem, but that the entire building—an early 1906, three-story property with twenty-four units—required treatment. He alleged that the landlord failed to take that broader action.

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WHAT IS RULE 1.21?

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

WHERE THE TENANT ACTUALLY LIVES: Is the unit the tenant’s usual place of return?

LENGTH OF TIME IN THE UNIT: How consistently has the tenant resided there?

TENANT’S INTENT: Does the tenant treat the unit as a home, or use it primarily for another purpose?

PERSONAL PROPERTY: Does the tenant keep belongings and household items there?

OFFICIAL RECORDS: Do tax filings, driver’s licenses, or voter registrations list the unit as the primary address?

OTHER RELEVANT EVIDENCE: Any additional facts that bear on principal residence.

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

In September 2023, the Department of Building Inspection became involved, found the infestation to be severe, and issued a Notice of Violation. According to the tenant, only then did the landlord arrange for treatment of the entire building.

An Administrative Law Judge (ALJ) initially granted the tenant a rent reduction but limited it only to the month when the Notice of Violation was active. The tenant appealed, arguing that the infestation—and his repeated written requests— dated back much further and should be considered a substantial decrease in housing services under the Rent Ordinance.

2025 statement of ownership, management & circulation

1. Publication Title: SF Apartment Magazine

2. Publication Number: 1539-8161

3. Filing Date: October 6, 2025

4. Issue Frequency: Monthly

5. Number of Issues Published Annually: 12

6. Annual Subscription Rate: $84

7. Complete Mailing Address of Known Office of Publication: 265 Ivy Street, San Francisco, CA 94102; Contact Person: Vanessa Khaleel; Telephone: 415-392-3770

8. Complete Mailing Address of Headquarters or General Business Offices of Publisher: 265 Ivy Street, San Francisco, CA 94102

9. Full Names and Complete Mailing Address of Publisher, Editor, and Managing Editor:

Publisher: San Francisco Apartment Association, 265 Ivy Street, San Francisco, CA 94102; Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111 Managing Editor: Pam McElroy, 655 Montgomery St. Ste. 1705, San Francisco, CA 94111

10. Owner: San Francisco Apartment Association: 265 Ivy Street, San Francisco, CA 94102

11. Known Bondholders, Mortgagees, and Other Security Holders Owning or Holding 1 Percent or More of Total Amount of Bonds, Mortgages, or Other Securities: None

12. Tax Status: Has not changed during preceding 12 months

13. Publication Title: SF Apartment Magazine

14. Issue Date for Circulation Data Below: August 2025

15. Extent and Nature of Circulation:

but less theatrical. The Marina still hums, and Presidio Heights remains resilient, while the Tenderloin reminds us that the boom was never citywide.

San Francisco is back—but back in a way that is uneven, hyper-local, and deeply tied to neighborhoods.

This summer frenzy was a reminder of what makes San Francisco distinct: it moves in surges and lulls, where the market can turn a quiet street into the center of gravity overnight. The numbers matter, but they only tell part of the story. What endures is the city’s capacity to absorb shocks, reinvent itself, and stay alive to possibility. It’s a place as volatile as it is vibrant, and as adaptable as the people who continue to call it home.

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

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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’s quarterly column “ Tales from the Corridors” 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 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 in our quarterly publication, giving you bragging rights and a chance to entertain and educate fellow housing professionals across the city.

If you have any questions, please email Pam at the above address. We can’t wait to hear from you!

1031

CCRM RECERTIFICATION POLICY

How to keep your CCRM current:

Twelve units CAA Network Continuing Education Credit (CEC); a minimum of two units must be in Fair Housing.

CCRM Recertification Application must be completed prior to the expiration date, which is 2 years from the certification date and is noted on the bottom left on the certificate.

Submit a fully completed CCRM Recertification Application (www.caanet.org/CCRMRecert), and pay the $75 application fee.

Provide verification that the required number of CECs were completed prior to the certificate expiration date.

If your CCRM isn’t re-certified within the two (2) year period:

0-3 months expired – Student must be in the process of taking the required 12 hours of CEC and must complete the standard recertification requirements.

Over 3 months expired; the student must take the full CCRM series. (one-time extension)

For Questions or Comments contact: Maria@sfaa.org

sfaa2025calendar

sfaa 2025

November

MONDAY, NOVEMBER 3

Board of Directors Meeting

11:30 a.m.

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, NOVEMBER 17

SFAA Annual Meeting

Zoom

5:00 p.m. to 5:15 p.m.

WEDNESDAY, NOVEMBER 19

Virtual Member Meeting

California Legislative Update & New Laws for 2026

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

Sponsored by: Elif Baskalayci, Arch Plumbing

FRIDAY, NOVEMBER 21

Intellirent:

A Year in Review and Emerging Trends to Watch for in 2026

Zoom

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

SFAA office will be closed Tuesday, November 11th, 2025 in observance of Veteran’s Day, and Thursday & Friday, November 27th & 28th, 2025 in observance of Thanksgiving.

December

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.

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.

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1031 TAX DEFERRED

EXCHANGE SERVICES

HAMILTON ZANZE

David Cervantes 415-531-2122 david.cervantes@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

GARBAGE COLLECTION

SERVICES

BAY AREA BIN SUPPORT

Nancy Fiame 650-808-5031 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

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

KIDDER MATTHEWS Shayna Leonardsen 206-512-7190 shayna.leonardsen@kidder.com www.kidder.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 2025 What You Need to Know

RESIDENTIAL LEASING

BROWN & PATKI INC. Mahesh Patki 415-513-2989 mahesh@brownpatki.com www.brownpatki.com

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

J. WAVRO ASSOCIATES James Wavro 415-509-3456 www.jwavro.com

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

PDC REAL ESTATE & RENTALS Pamela Dela Cruz 415-234-7454 pamela@pdcrealestate.com www.pdcrealestate.com

WEDNESDAY, NOVEMBER 19

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

California Legislative Update & New Laws for 2026

Sponsored by Elif Baskalayci, Arch Plumbing

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

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

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

SF CITY RENTS

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

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

WATCHTOWER SECURITY

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

SECURITY DEPOSITS

SWIFTLANE

Jennifer Torres 888-292-1394

jtorres@swiftlane.com www.swiftlane.com

THE GUARANTORS

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

SEISMIC RETROFIT & STRUCTURAL ENGINEERING

BAI CONSTRUCTION

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

CONNOR DALY CONSTRUCTION

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

HCG ASSOCIATES, INC. Darrel W. Harris 415-722-9290 darrel@hcgassociates.com www.hcgassociates.com

ONE DESIGN, INC.

Erevan O’Neill 415-828-4412

simone@onedesignsf.com www.onedesignsf.com

WEST COAST PREMIER CONSTRUCTION, INC.

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

STAFFING

BG MULTI-FAMILY

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

INTERSOLUTIONS LLC

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

STUDENT HOUSING

AMERICAN CAMPUS COMMUNITIES

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

SUBMETERS

LIVABLE

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

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

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 2025 membership application

On appeal, the Rent Board voted unanimously to remand the case back to the ALJ with instructions. The Board directed that the rent reduction should begin January 1, 2023, and that the amount of the reduction should be reconsidered in light of the prolonged nature of the infestation.

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

San Francisco Rent Board

New Location

The San Francisco Rent Board moved to 25 Van Ness Avenue, Suite 700, on March 18, 2025. This new location is in the same building but is now on the seventh floor.

The office will still be open for drop-in services Monday to Friday, 9:00 a.m. to 4:00 p.m. Phone counseling is available at 415-252-4600.

Background

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

EXAM CCRM Final Exam 12/23/2025 6PM-9PM FREE

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

Total Due:

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

sfaa rental forms 2025