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1220-1222 Union St

Russian Hill, SF 94109 0096020 2 units · 2 fl · 1907

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Russian Hill
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 1220-1222 Union 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 1907
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH3
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.

Building characteristics
Units2
Floors2
Year built1907
Total area2,392 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0096020
Ownership

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

Owner name
Miao Fmly Tr
Mailing address
Miao Wen & Susan Trustees 1517 N Point #482 San Francisco CA 94123
Last sale
081517

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

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

1220 Union St, San Francisco, CA 94109
1222 Union St, San Francisco, CA 94109
Augrented Insights
Initial analysis

The property at 1220-1222 Union Street is a two-story, two-unit multi-family residential building located in San Francisco's Russian Hill neighborhood, owned by the Miao Family Trust and constructed in 1907. The building underwent significant renovations between 2014 and 2016, including a partial foundation replacement, interior remodeling, and substantial upgrades to both units' kitchens and bathrooms. Major work completed in 2015 included re-roofing, installation of new furnaces, electrical system upgrades (including new 200-amp service and extensive fixture installations), and plumbing improvements for both units. The renovation project faced some compliance issues in 2015, resulting in a notice of violation for unauthorized wall modifications and openings, though this violation was ultimately resolved by March 2017.

In recent years, the building has experienced recurring issues with waste receptacle management, with multiple 311 calls between 2022 and 2024 reporting toter (garbage bin) placement violations. The property has also been subject to several parking-related complaints in the surrounding area, with multiple citations issued for driveway blocking between late 2023 and early 2024. A few minor fire department responses were recorded at the address, though none involved civilian injuries or serious incidents. The building's renovation history shows substantial investment in modernization and compliance with building codes, though the waste management issues suggest some ongoing operational challenges. The most recent permits and violation history indicate that major construction work was successfully completed and inspected, with all building, electrical, and plumbing permits marked as complete.

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

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Risk rating

How 1220-1222 Union 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

Grade A–B — Low risk

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

Grade C — Moderate risk

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

Grade D–F — High risk

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

Neighborhood percentile
69th percentile

Out of 1133 buildings in this neighborhood, 351 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
82%
No DBI
violation
18%
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.

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

Building permits, owner's portfolio

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

Construction spend, owner's portfolio

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

12-Month severity forecast
No violation 78.7%
Moderate concern 11.7%
Severe concern 9.5%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
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The story over time

1220-1222 Union St event timeline

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

2026
311 Request Apr 05
Garbage and debris
furniture

See all 5 events

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

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Every record we have

Full data for 1220-1222 Union St apartments

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

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