ReLISTO Blog

San Francisco Allowable Rent Increase For 2016 is 1.6%

San Francisco Allowable Rent Increase For 2016 is 1.6%

This Year’s Annual Allowable Increase for San Francisco Rent Controlled Units:

The annual allowable increase amount effective March 1, 2016 through February 28, 2017 is 1.6 %. The annual allowable increase amount effective March 1, 2015 through February 29, 2016 is 1.9 %.

To Calculate Rent Increases In San Francisco, Use ReLISTO Rental Calculator. Calculator is specifically designed for San Francisco Landlords and Tenants. Bank increases, partial rent increases, and shifting anniversary dates are easily managed. Best of all its a free tool for Landlords, Property Managers and Tenants to Use.

FROM TO AMOUNT OF INCREASE
March 1,2016 February 28, 2017 1.6%
March 1,2015 February 29, 2016 1.9%
March 1,2014 February 28, 2015 1.0%
March 1,2013 February 28, 2014 1.9%
March 1,2012 February 29, 2013 0.5%

Come Out and Celebrate the Successful Launch of Stevenson Lofts With Us!

Join us in celebrating the successful launch of Stevenson Lofts! Stevenson Lofts is a brand new 60-loft building in the center of the Mid-Market tech hub. Each unit has over-sized windows and a signature ladder or spiral staircase creating an urban and open feel while maximizing the space. They also have high-efficiency stackable LG washers and dryers and are wired for WebPass. Our tenants can take advantage of the serene bamboo courtyard and panoramic City views from the roof deck, as well as the conveniences of Scoot, ZipCar, and Laundry Locker.

We are excited to announce that after months of hard work and the dedication of the owners, building crew, property managers, and ourselves (ReLISTO) we have successfully opened and quickly rented the market rate lofts. We will be celebrating with our new tenants, community partners, and neighbors on Thursday, February 18th from 5:30pm to 7:30pm. We are honored to have District 6 Supervisor Jane Kim join us along with some other special guests to speak about all of the exciting changes happening in the neighborhood and about the building itself. We will also be offering tours of the building and select units for those new to the property. There will be drinks and snacks so come toast with us to everyone for a job well done. We hope to see you there!

DATE:  Thursday, February 18, 2016

TIME:  5:30pm – 7:30pm

LOCATION:  Stevenson Lofts – 529 Stevenson Street, San Francisco, CA 94103

EVENT SCHEDULE:

          5:30pm – 6:00pm:  Vendor Tables (See list below) and Entertainment

          6:00pm – 6:30pm:  Speakers (See list below)

          6:30pm – 7:30pm:  Vendor Tables and Entertainment

SPEAKERS:

  • District 6 Supervisor Jane Kim
  • Developer Henry Wong
  • Stephanie Gordon, President of Gordon Property Management
  • Eric Baird, CEO of ReLISTO

VENDOR TABLES:

  • Bannerman Security
  • Gordon Property Management
  • Laundry Locker
  • Omni Storage
  • ReLISTO
  • Scoot
  • WebPass
  • ZipCar

INVITATION:  Click here to view the invitation and RSVP if you would like to join us.

“Upgraded Appliances” What does this mean?

In San Francisco most renters ideally want an apartment with an open social kitchen. A kitchen where friends and family can be entertained and enjoy each others company. As such large attractive and upgraded kitchens extending into another room are in huge demand and will secure higher rents or occupancy rates. Great appliances play an important role in this kitchen.

So what is upgraded? When are your seemingly great appliances out of style? In San Francisco, rental housing can be either brand new or comprised of older, historic Edwardian or Victorian charmers. In these older homes ranges can be as old as the house! When communicating with both landlords and tenants we typically utilize a 10 year window to define upgraded. Of course it just about the age since higher quality appliances tend to maintain their style for longer periods of time. For example look at the two Wolf Stoves in the photo associated with this posting. The 2015 version has a lower profile but besides this its an indistinguishable difference.

Fun Facts:

  • 5 years- Number of years ovens in rental homes are depreciated
  • 10-15 years- Number of years most ovens will last. See article
  • Most appliance companies do not refer to the year a particular unit was manufactured.  Just try to look up “10 year old Viking Stove”.

San Francisco Security Deposit Interest Rates

The Current San Francisco Security Deposit Interest is 0.2% for March 2016- February 2017:

The Current San Francisco Security Deposit Interest is 0.2% for March 2016- February 2017:

The ReLISTO Security Deposit Interest Calculator SF Rental Calculator is for San Francisco landlords and tenants to easily determine the amount of security rent board fees and allowable rent due. Save, email or print results. Summarized below are the interest rates for prior years as well as rules and details of the ordinance.
San Francisco Security Deposit Interest Rates 1983-2017

September 1, 1999- August 31, 20005.0%CalculateSeptember 1, 1998- August 31, 19995.0%CalculateSeptember 1, 1997- August 31, 19985.0%CalculateSeptember 1, 1996- August 31, 19975.0%CalculateSeptember 1, 1995- August 31, 19965.0%CalculateSeptember 1, 1994- August 31, 19955.0%CalculateSeptember 1, 1993- August 31, 19945.0%CalculateSeptember 1, 1992- August 31, 19935.0%CalculateSeptember 1, 1991- August 31, 19925.0%Calculate

Date Range Interest Interest Calculator
March 1, 2016- February 28, 2017 0.2% Calculate
March 1, 2015- February 29, 2016 0.1% Calculate
March 1, 2014- February 28, 2015 0.3% Calculate
March 1, 2013- February 28, 2014 0.4% Calculate
March 1, 2012- February 28, 2013 0.4% Calculate
March 1, 2011- February 28, 2012 0.4% Calculate
March 1, 2010- February 28, 2011 0.9% Calculate
March 1, 2009- February 28, 2010 3.1% Calculate
March 1, 2008- February 28, 2009 5.2% Calculate
March 1, 2007- February 29, 2008 5.2% Calculate
March 1, 2006- February 28, 2007 3.7% Calculate
March 1, 2005- February 28, 2006 1.7% Calculate
March 1, 2004- February 28, 2005 1.2% Calculate
March 1, 2003- February 29, 2004 1.2% Calculate
August 4, 2002- February 28, 2003 3.4% Calculate
September 1, 2001- August 03, 2002 5.0% Calculate
September 1, 2000- August 31, 2001 5.0% Calculate
September 1, 1990- August 31, 1991 5.0% Calculate
September 1, 1989- August 31, 1990 5.0% Calculate
September 1, 1988- August 31, 1989 5.0% Calculate
September 1, 1987- August 31, 1988 5.0% Calculate
September 1, 1986- August 31, 1987 5.0% Calculate
September 1,1985- August 31, 1986 5.0% Calculate
September 1, 1984- August 31, 1985 5.0% Calculate
September 1, 1983- August 31, 1984 5.0% Calculate

The San Francisco Administrative Code requires landlords to pay interest on security deposits held over one year on residential property. Interest payments apply to all residential rental units in San Francisco except for government subsidized properties.

Interest is  payable on the  tenant’s “annual due date”. If the tenant vacates before one full year of occupancy, no interest is due. Where a tenant vacates after one year of occupancy but before the next annual due date, the interest payment for the partial year period must be pro-rated and calculated using the interest rate in effect on the date the tenant vacates. Generally, the tenant is owed simple interest on their annual due date at the rate in effect when the security deposit interest payment is due.  Pursuant to Chapter 49, if interest is owed for multiple years, the interest may not be compounded.

The landlord has the option of paying the security deposit interest to the tenant in the form of either a direct payment or a credit against the tenant’s rent. For units that are covered by the Rent Ordinance and subject to the annual Rent Board fee, Section 37A.6 of the San Francisco Administrative Code allows the landlord to deduct 50% of the annual Rent Board fee from the security deposit interest payment due to the tenant each year.

Security Deposit interest must be paid within two weeks of the date the tenant vacates. However, subject to the limitations and requirements set forth in Section 1950.5(e) of the California Civil Code, a landlord may retain a portion of the unpaid accrued interest where the amount of the security deposit alone is insufficient to cover unpaid rent, repair of damages to the premises caused by the tenant, or necessary cleaning of the premises.

Generally, disputes concerning security deposits or security deposit interest issues are decided in Small Claims Court. The Rent Board does not have jurisdiction over these disputes and the Rent Board staff cannot give legal advice concerning these issues. Please consult an attorney or appropriate agency for specific advice.

Visit the San Francisco Rent Board for Most Current Information

San Francisco Rent Board Fee Amounts Current and Historic

Allowable Rent Board Fees For San Francisco – For 2015 Landlord May Collect $18.50 From Tenant

November 2015- Landlord May Collect $18.50 From Tenant

Total San Francisco Rent Board Fee for the 2016-17 Tax year is $37.00.  Chapter 37A of the San Francisco Administrative Code allows the City to collect a per-unit fee for each residential dwelling unit that is subject to the Rent Ordinance. This fee funds the cost of operating the Rent Board. Fee is billed to the landlord each year on the property tax statement. The law permits landlord to collect a portion of the Rent Board fee from those tenants in occupancy as of November 1st of each year. A landlord is allowed to collect 50% of the cost of the fee from the tenant. if you have not collected rent Board fees in the past, you can collect back to 1999.

ReLISTO provide both landlords and tenants a easy to use calculator which makes calculating the rent board fee and security deposit interest a snap. Use the links in the table to visit.

 

ALLOWABLE RENT BOARD FEE PAYABLE TO LANDLORD

Date Range Due Date Payable Board Fee Calculator
2015-2016 $18.50 Nov 1, 2015 Calculate
2014-2015 $18.00 Nov 1, 2014 Calculate
2013-2014 $14.50 Nov 1, 2013 Calculate
2012-2013 $14.50 Nov 1, 2012 Calculate
2011-2012 $14.50 Nov 1, 2011 Calculate
2010-2011 $14.50 Nov 1, 2010 Calculate
2009-2010 $14.50 Nov 1, 2009 Calculate
2008-2009 $14.50 Nov 1, 2008 Calculate
2007-2008 $13.00 Nov 1, 2007 Calculate
2006-2007 $11.00 Nov 1, 2006 Calculate
2005-2006 $10.00 Nov 1, 2005 Calculate
2004-2005 $11.00 Nov 1, 2004 Calculate
2003-2004 $21.50 Nov 1, 2003 Calculate
2002-2003 $21.50 Nov 1, 2002 Calculate
2001-2002 $16.00 Nov 1, 2001 Calculate
2000-2001 $16.00 Nov 1, 2000 Calculate
1999-2000 $16.00 Nov 1, 1999 Calculate

 

 

 

Certain dwelling units are exempt from the Rent Board fee, including owner-occupied units where no tenants also reside with the owner in the unit. Units where the rent is controlled or regulated by a government agency, including Section 8 certificate and voucher programs administered by the San Francisco Housing Authority, are also exempt from payment of the fee. Refer to Section 37A.1 of the Administrative Code for a complete list of exemptions. Chapter 37A is available for review at the Rent Board’s office. It can also be found on our website at www.sfrb.org.

Landlords may “bank” the Rent Board fee since November 1999 and collect it in a later year. This means that a landlord does not have to collect the fee in the year that it was due, but is entitled to collect the Rent Board fee in later years if they so desire. Banking only applies to fees assessed from November 1999 on. A list of prior Rent Board fees since 1999 is available at the Rent Board’s office and on our website at www.sfrb.org.

Section 37A.6 of the Administrative Code allows the landlord to recover 50% of the Rent Board fee from the tenant by deducting it from the security deposit interest payment due to the tenant each year. If there is no security deposit held by the landlord, then the landlord may bill the tenant directly. Landlords who pay the security deposit interest annually may bill for the Rent Board fee separately rather than deducting it from the interest payment owed.

The billing statement must specifically state the fee amount owed by the tenant for each year and the amount, if any, of security deposit interest due the tenant for each year owing. The bill should also state that the purpose of the fee is to fund the Rent Board, and that the fee is due and payable within 30 days of the date of the bill. Use ReLISTO’s Calculator to print out this  summary!

Did My Landlord Correctly Raise The Rent?

Its common in both San Francisco and California for tenants to ask: “Can my landlord increase my rent”. Not only can higher rents stress a tenants ability to make ends meet but many local jurisdictions have rent control ordinances in place regulate increases. Cost to manage a property do go up so If its going to be done, it should be done in compliance with all applicable rules and regulations.

To make verifying rent increases a simple process for California residents, ReLISTO has made available to the public its Allowable Rent Increase Calculator to help both tenants and landlords determine proper rent increases including waiting times and dollar amounts. The calculator is easy to use and  allows  tenants to email the correct amounts directly to the owner for consideration. Both Tenants and Landlords can take advantage of its ability to either print or email the rent increase notice or summary

Below is a summary of some of the rules

California Rent Increase Rules”
For non rent controlled properties in California, including non rent controlled properties in San Francisco,  the landlord is at liberty to raise the rent.  They are however required to provide a certain amount of notice based on the percentage of increase. By entering the date, amount of increase, and other details the Allowable Rent Increase Calculator alerts the user if increase is within the states requirements.

San Francisco Rent Increase Rules
Many San Francisco residential properties built prior to June 1979 are considered protected under the city’s rent control ordinances. As such the landlord is only allowed to raise rent by a published amount. The Allowable Rent Increase Calculator works to determine allowable rents for San Francisco, including the calculation of Banked Amounts.

Get Started
To either verify or calculate an increase go to Allowable Rent Increase Calculator from there you will asked to enter non personal information to calculate the increase. By selecting View Report you can review in a full page format the information or modify specific data points.. Easy to use links will allow you to print or email the rent increase report or if you are a tenant a summary report.

Rent Increase Summary Report
Rent Increase Summary Report

Hacker Homes- A Growing Trend..

Rents too high?  Not enough properties on the market?  Cannot justify spending hard won funding  on  separate living and working spaces?  Want to keep your development team in one location?  These are some of the real challenges that up and coming entrepreneurs encounter when trying to move their team to San Francisco in an affordable manner.

To solve this dilemma, entrepreneurial disruptive thinkers think outside the box and find housing to move their whole team into. They encourage collaboration by selecting housing where they can put at least two people in each bedroom.  They select  housing that has an open social environment so team members can interact and comfortably work. They select housing  in which food can be cooked on site saving time and keeping the team together.

 

Here is one of the comments we received regarding one of our properties and a 10 person team who was enrolled in an  accelerator program.

“Cohabitating was great this summer. Having 2 beds in each room worked out very well, also the nature of what we were doing revolved around working 17 hour days and being together 24/7 — I guess that helped too. ”

ReLISTO specializes in acquiring contracts with local landlords to make their properties available for large groups. Not all of these properties are advertised. If you are interested in finding out more or to find a rental for your team, contact us directly at housing@relisto.com or call our number at 415-236-6116 and follow the menu

 

 

Renting Below Market Rate (BMR) Units In San Francisco

What steps need to be taken by developers to lease their San Francisco Below Market Rate Housing? It critical that these units be given priority as they can impact the grand opening of the market rate units in the same building. This posting gives a high level overview of the general steps and timeline.

If you are building  in San Francisco be aware  that the  San Francisco Mayor’s Office of Housing and Community Development Below Market Rate (“BMR”) Inclusionary Housing Program requires some developers to sell or rent 12% of units in new developments at a “below market rate” price that is affordable to lower or middle income households. The program is governed by Planning Code Section 415 and by the City and County of San Francisco Inclusionary Affordable Housing Program.  The program is administered by the Mayor’s Office of Housing and Community Development (“MOHCD”) and as of this writing,  includes over 600 affordable rental units all around San Francisco. In most cases, BMR rental units are mixed into a larger market rate building. In a few cases, an entire building is made up of BMR units.
For a project to  avoid  delays in launching its market rate units, its critical that the process to rent the BMR units start at least six (6) months ahead of Final Inspection/  Certificate of Occupancy.There are three major components to launching and renting BMR units: Preparation, Marketing/Application Collection, and Selection.
Preparation: The Mayors Office oversees and approves the pricing and marketing of the BMR units.  Part of this approval process is to ensure the project is creating an equal playing field and set of requirements between the BMR and Market Rate Units.  What is asked or required from the BMR applicants, must also be required of the Market Rate applicants.
Marketing/ Application Collection: This is a 28 day process which includes advertising in a predefined number of print publications, including the San Francisco Chronicle or San Francisco Examiner, showing the property and  accepting applications. The number of applications accepted and processed during this time can run into the thousands. This period culminates with a public  “Lottery” in which names are selected from the pool of applications.
Selection: From the pool of names which were selected from the Lottery, applications are run and background information checked. If qualified, they are offered the unit to rent.
Each of these sections as outlined above is a very high level review of the requirements. Before beginning the process,  its highly recommended that you spend a  good deal of time with the Mayors office,  or you seek professional assistance to ensure compliance with the rules and regulations.
For assistance in leasing your BMR units. Contact Eric Baird at eric@relisto.com or call 415-236-6116 x 101
ReLISTO is a San Francisco and Bay Area  Residential Leasing Agency  which provides  services to landlords and developers to  maximize their financial return  on their furnished and unfurnished properties and secure  qualified tenants.  As a full service leasing agency we provide professional services  and staffing to Housing Developers  to properly submit and comply with the San Francisco’s requirements to rent and lease Below Market Rate Housing Units (BMR),  Airbnb Support Services to maximize landlord bookings, roommate finding services and professional relocation services and placement.

Continue reading “Renting Below Market Rate (BMR) Units In San Francisco”

Big Bathroom -Small Space

To achieve top dollar  when renting a large 5 bedroom,  9 bed furnished rental a landlord needs to provide as many  bathrooms as possible.  Equally important in drought stricken California is to have water efficient sinks and toilets to maximize conservation as well as properly manage the water bill.

This ReLISTO landlord did both. They fit a sink, toilet and shower into a spaced really designed for only two of the three items mentioned. In addition, the small basin of the sink and the high or low flow flush feature on the toilet helps to conserve water..  CLICK HERE TO SEE VIDEO

ReLISTO A San Francisco and Bay Area  Residential Leasing Agency providing landlords Leasing Innovations, Services and Tools Online. We specialize in finding qualified tenants and maximizing the return on your investment property.  We provide services to lease and rent unfurnished long term residential properties and apartments  and through our corporate rentals division lease furnished interim housing to individuals and corporate entities.  Other services we provide are:  Airbnb Support Services, Roommate finding Services and Professional Relocation Services and Placement.  Contact us at service@relisto.com

Allowable Rent Calculations with Reports For San Francisco and California

ReLISTO is proud to announce the launch  of  the Allowable Rent Increase Calculator,  specifically created  for San Francisco and California landlords, property managers, real estate agents and professionals who work with residential income property as well as for tenants seeking to verify allowable rents.

For Rent Controlled Properties in San Francisco the Allowable Rent Increase Calculator will:

  • Calculate rent increases
  • Rent Increase Calculator- TableTrack and Modify Anniversary Date based on rent increase date
  • Provide Total Percentage of Increase
  • Calculate adjustment to the banked rent increase percent or dollar amount
  • Print notices for tenants and landlords

 

For Non Rent Controlled Properties for the majority of California including San Francisco, the Allowable Rent Increase Calculator will:

  • Calculate rent increase
  • Provide information regarding compliance with the 30, 35, 60 or 65 day wait periods
  • Rent Increase Notices to send to Tenants

 

 

The Calculator has been developed and rigorously tested   by professionals engaged in owning, leasing, and managing of rental property.  Please see our list of FAQs   or send us an email at calculators@relisto.com, we enjoy hearing from our users and love suggestions on making them better  for our users.

 

Eric Baird