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120-124 Varennes St

Telegraph Hill, SF 94133 0104048 2 units · 2 fl · 1904

A handful of records on file over the last seven years, and our model sees a moderate chance of more 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 Telegraph Hill — not a forecast
At or below average
avg 1.2
0
FewerMore

This building has 0 novs (7y), at or below the Telegraph Hill average of 1.2.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 120-124 Varennes 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 1904
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 1904
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 built1904
Total area2,128 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0104048
Ownership

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

Owner name
Mailing address
124 Varennes St San Francisco CA 94133
Last sale
July 31, 2017

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.

120 Varennes St, San Francisco, CA 94133
124 Varennes St, San Francisco, CA 94133
Augrented Insights
Initial analysis

The property at 120-124 Varennes Street is a two-unit, two-story multi-family residential building located in Telegraph Hill, built in 1904 and owned by Michael Kirwan. The building has undergone several significant renovation efforts over recent years, with major work completed in 2019 including interior remodeling of both flats, window replacements, and other exterior improvements costing $355,000. In 2022, substantial updates were made including new kitchens and bathrooms throughout, installation of new furnaces for both units, and electrical work including new subpanels and fixtures, all properly permitted and completed.

The building's renovation history shows several withdrawn or cancelled permits, including attempts for foundation replacement, vertical additions, and garage modifications. More recently, there have been multiple complaints during the construction period of 2022 regarding construction site security, dust control, and unauthorized access concerns, particularly during February 2022 when there were reports of break-ins and inadequate construction site security affecting neighboring properties. These issues were reported through the 311 system and various building complaints, with several cases noting concerns from neighbors about security and safety during construction. The most recent building complaint from February 2023 documented issues with dust control and construction site management. While many of these construction-related issues appear to have been resolved following the completion of major work, they represent significant concerns from the building's recent history.

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

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Risk rating

How 120-124 Varennes 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
13thpercentile

Out of 684 buildings in this neighborhood, 595 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
48%
No DBI
violation
52%
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.

DBI complaints, owner's portfolio

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

Notices of Violation, owner's portfolio

DBI NOVs across all buildings this owner is registered on — a signal of systemic maintenance issues across the portfolio.

12-Month risk forecast
Moderate failure risk 52%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

120-124 Varennes St apartment reviews

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On the map

Compare nearby alternatives

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Buildings nearby
8 found
The story over time

120-124 Varennes St event timeline

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

2026
311 Request Jun 04
Landscaping
weeding

See all 17 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 120-124 Varennes St apartments

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

Side by side

How 120-124 Varennes St compares to the neighborhood

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