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126-128 Bernard St

Nob Hill, SF 94109 0156032A 2 units · 2 fl · 1932

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. No public enforcement record to go on. Walk the building, ask the current tenants how repairs get handled, and get any promises in writing.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Nob Hill — not a forecast
At or below average
avg 2.4
0
FewerMore

This building has 0 novs (7y), at or below the Nob Hill average of 2.4.

Rent & eviction protection

Is 126-128 Bernard 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 1932
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 1932
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 built1932
Total area1,978 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0156032A
Ownership

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

Mailing address
Steven Y & Rowena D Chin Tr 115 Spalding Court San Ramon CA 94582
Last sale
August 15, 2014

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.

126 Bernard St, San Francisco, CA 94109
128 Bernard St, San Francisco, CA 94109
Augrented Insights
Initial analysis

The two-unit residential building at 126-128 Bernard Street in Nob Hill, owned by the Steven & Rowena Chin Family, is a two-story flats and duplex structure built in 1932. The property has undergone several significant improvements and maintenance work over the past two decades. Notable seismic improvements were completed in 2001, including the installation of plywood shear walls and hold-downs, demonstrating the owners' commitment to structural safety. The building has seen two major renovation periods: in 1999, both the kitchen and bathroom were remodeled down to the studs with new electrical and plumbing work, followed by a bathroom remodel in 2000 that included updates to lighting and washer/dryer installation. More recent improvements include interior concrete wall repairs in 2006 and reroofing work in 2004, though these permits have since expired.

The property has had minimal issues reported through 311 calls, with the most recent being a fallen tree report in October 2023 that was cancelled. Previous incidents include a resolved rent board customer callback in 2022, a double parking incident in 2021, and a blocked sidewalk issue caused by an unauthorized porta potty in 2017, all of which were addressed through standard municipal processes. A project review meeting was held in July 2000 with city officials Larry Friesen and Jim Miller, though no specific development was associated with this meeting according to planning records. The building's permit history suggests regular maintenance and upgrading of essential systems, with particular attention paid to seismic safety and living space modernization, though some permits appear to have expired without recorded final inspections.

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

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Risk rating

How 126-128 Bernard 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
87thpercentile

Out of 1125 buildings in this neighborhood, 146 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
84%
No DBI
violation
16%
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 (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Construction spend, owner's portfolio

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

Neighborhood location

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

12-Month risk forecast
Low failure risk 16%
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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Buildings nearby
8 found
The story over time

126-128 Bernard St event timeline

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

2023
311 Request Oct 18
Trees - damaged tree
Fallen tree

See all 1 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 126-128 Bernard St apartments

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

Side by side

How 126-128 Bernard St compares to the neighborhood

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