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1296-1298 Union St

Russian Hill, SF 94109 0096032A 2 units · 2 fl · 1908

This building has a substantial enforcement record over the last seven years, and our model predicts continuing maintenance failures over the next 12 months. Read the records below before you sign. Ask which issues were resolved, get repair commitments in writing, and inspect the unit yourself.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Russian Hill — not a forecast
Above average
avg 1.9
5
FewerMore

This building has 5 novs (7y), above the Russian Hill average of 1.9.

Rent & eviction protection

Is 1296-1298 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 1908
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.

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 1908
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 built1908
Total area2,252 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0096032A
Ownership

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

Mailing address
55 Culebra Ter San Francisco CA 94109
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.

1298 Union St, San Francisco, CA 94109
1296 Union St, San Francisco, CA 94109
Augrented Insights
Initial analysis

The property at 1296-1298 Union Street in Russian Hill is a two-unit, two-story multi-family residential building with commercial space, built in 1908 and owned by Larry P. Wong and Mei Lai. The building has a significant history of violations related to an apparently abandoned commercial storefront, with the most recent active violation filed in September 2024 regarding non-compliance with the Vacant or Abandoned Commercial Storefront Ordinance. Previous complaints about the storefront date back to 2020, with multiple violations occurring throughout 2022-2023 that were abated but suggest ongoing issues with building maintenance and occupancy. The commercial space has been described as filled with debris, potentially presenting fire safety hazards, and there have been prior concerns about the awning condition in 2011 and lead paint violations in 2014.

The building has documented fire safety concerns, with multiple violations recorded between 2010-2017 related to combustible materials, blocked exits, and hazardous materials, though most of these were corrected promptly. There were two documented fire incidents: one involving malfunctioning smoke detectors and another related to a contained cooking fire, neither resulting in civilian injuries. The property has undergone minimal construction work in recent decades, with records showing only a reroofing project completed in 1992 and a street space permit issued in 2014. Recent 311 calls in late 2024 have primarily concerned sidewalk cleaning and graffiti, while planning records indicate a past illegal short-term rental operation that was subsequently closed. The building's commercial space appears to be the primary focus of most complaints and violations, while the residential portion has fewer documented issues. The property's recent history suggests ongoing challenges with building maintenance, storefront occupancy compliance, and fire safety concerns, though many violations have been abated.

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

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Risk rating

How 1296-1298 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

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
10thpercentile

Out of 1133 buildings in this neighborhood, 1020 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
23%
No DBI
violation
77%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

Property class: apartment building

Apartment building — this property classification influences expected violation rates.

Director's hearing rate, owner's portfolio

Per-building rate of director's hearings across the owner's portfolio.

12-Month risk forecast
High failure risk 77%
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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The story over time

1296-1298 Union St event timeline

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

2026
311 Request Feb 20
No posting date
Illegal Postings
311 RequestJan 26
Garbage and debris

See all 16 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 1296-1298 Union St apartments

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

Side by side

How 1296-1298 Union St compares to the neighborhood

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