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779-781 Chestnut St

Russian Hill, SF 94133 0066020 2 units · 2 fl · 1912

A handful of records on file over the last seven years, and our model puts this building at a low risk of further maintenance problems in the next 12 months. A few records worth reading before you sign. Check whether they were closed out, and ask what was actually fixed.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Russian Hill — not a forecast
At or below average
avg 1.9
0
FewerMore

This building has 0 novs (7y), at or below the Russian Hill average of 1.9.

Rent & eviction protection

Is 779-781 Chestnut St rent-controlled?

San Francisco's Rent Ordinance caps rent increases and provides eviction protection for most residential units built before 1979 with 2+ units. Here's how this building scores.

Built before 1979
Built 1912
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RM1
Likely rent-controlled. Building age and unit count suggest this property falls under San Francisco's Rent Ordinance.

Based on SF Assessor records. Not legal advice — confirm with the SF Rent Board.

Statewide backstop · AB 1482

California Tenant Protection Act of 2019

Even when a building isn't covered by local rent stabilization, the statewide Tenant Protection Act (AB 1482) may still apply. It caps annual rent increases and requires the landlord to state a legal reason to end most tenancies.

15+ years since occupancy
Built 1912
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Local rent control likely takes priority. This building appears to fall under the local ordinance above, which is stronger than AB 1482. Where a local just-cause ordinance applies, its rules govern instead of the state cap.

AB 1482 does not apply to single-family homes and condos unless owned by a corporation, REIT, or an LLC with a corporate member; to owner-occupied duplexes; or to deed-restricted affordable housing. The Act is in effect until January 1, 2030. Not legal advice — see the California landlord–tenant guide.

Building characteristics
Units2
Floors2
Year built1912
Total area2,737 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot0066020
Ownership

Registered owner per SF Assessor-Recorder (secured roll).

Mailing address
Guido & Jean Ghiglieri, Tte 779 Chestnut St San Francisco CA 94133
Last sale
—

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

781 Chestnut St, San Francisco, CA 94133
779 Chestnut St, San Francisco, CA 94133
Augrented Insights
Initial analysis

The property at 779-781 Chestnut Street in Russian Hill is a two-unit, two-story multi-family residence known as a Flats & Duplex, constructed in 1912 and currently owned by the Guido & Jean Ghiglieri Revocable Trust. The building has undergone several significant improvements over the past decade, most notably in 2014 when it received an electrical system upgrade to 200-amp service with two meters and panelboards, along with the installation of 18 new windows (6 Anderson Fibrex windows in the front and 12 vinyl windows in the rear) at a cost of $10,100. A complete reroofing project was successfully finished in 2009, costing $6,850. Two permits for "street space" were issued in September 2015, though the specific purpose was not detailed.

The building's maintenance record shows relatively few resident-impacting issues, with the most recent concern being a missing side sewer vent cover reported in March 2021, which was resolved. While there were multiple reports of street cleaning issues between 2018-2021, including general cleaning and graffiti, these incidents were addressed through normal city operations and did not directly involve the building's infrastructure. The property experienced three instances of abandoned vehicles on the adjacent street between 2013-2018, none of which were directly related to the building's operation or maintenance. Historical records show consistent property improvements, particularly in 2014 when major upgrades to both windows and electrical systems were completed, suggesting proactive maintenance by the current owners.

AI-generated · may contain errors · check the source data tables below

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Risk rating

How 779-781 Chestnut St's risk score is calculated

We trained a model on 7 years of SF DBI inspection data — notice of violation filings, complaint history, and owner track records. It estimates the probability that DBI inspectors will issue a Notice of Violation at this address in the next 12 months. Lower % = safer.

What the score means for you

Lower risk — safer than most nearby

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Typical — about average for the neighborhood

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Higher risk — riskier than most nearby

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
95thpercentile

Out of 1133 buildings in this neighborhood, 57 are predicted to be safer. The band is relative to this neighborhood, so a share of every neighborhood falls in each colour.

RiskiestSafest
Predicted 12-month outcome
93%
No DBI
violation
7%
DBI violation
likely
Model explanation

What's driving this score

The three data points that most influenced this building's risk rating — ranked by the weight the model placed on each one.

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

Building permits, owner's portfolio

Permits pulled across all of this owner's buildings over 7 years.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

12-Month risk forecast
Low failure risk 7%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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On the map

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8 found
The story over time

779-781 Chestnut St event timeline

Violations, complaints, fire incidents, permits, and buyouts — most recent records in order.

2026
DBI Complaint Mar 24
Noise issue - construction - private property (dbi-bi) (311 sr 101003722783)
Code Enforcement Section
311 RequestMar 22
Construction private property

See all 3 events

Full history back to 2025 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 779-781 Chestnut St apartments

13 SF public datasets for this parcel — permits, violations, complaints, fire records, 311 calls, planning records, and buyouts.

Side by side

How 779-781 Chestnut St compares to the neighborhood

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