Free SF apartment background check

24-26 Himmelmann Pl

Nob Hill, SF 94133 0158035 5 units · 3 fl · 1900

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 Nob Hill
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 24-26 Himmelmann Pl 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 1900
2 or more units
5 units
Property type
Multi-Family Residential
Zoning
RM2
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
Units5
Floors3
Year built1900
Total area2,640 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0158035
Ownership

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

Owner name
Abela Carlos
Mailing address
1266 40th Ave San Francisco CA 94122
Last sale
060414

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.

29 Salmon St, San Francisco, CA 94133
26 Himmelmann Pl, San Francisco, CA 94133
24 Himmelmann Pl, San Francisco, CA 94133
27 Salmon St, San Francisco, CA 94133
25 Salmon St, San Francisco, CA 94133
Augrented Insights
Initial analysis

The three-story, five-unit multi-family residential building at 24-26 Himmelmann Place in Nob Hill, owned by Carlos Abela, has a complex history dating back to its 1900 construction. The property has experienced recurring water-related issues, with multiple complaints about roof leaks and interior water damage between 2003 and 2015, including significant mold problems identified in 2014 that reportedly affected tenants' health. The building underwent a bathroom addition in 2012, followed by several maintenance and compliance-related repairs, including reroofing work in 2015 to address a violation from late 2014. A significant cluster of building violations was documented in 2003, covering various safety and maintenance issues such as peeling paint, plumbing problems, and inadequate heating, though all were abated by April 2003.

The property has faced several challenges related to unauthorized modifications and safety concerns over the years. Multiple complaints about unpermitted construction work were filed between 2007 and 2009, including concerns about an unpermitted roof deck structure and unauthorized remodeling of units. Safety issues were highlighted in complaints about the front stairs' condition in 2007, and more recent concerns about electrical wiring and back stairway lighting were documented in 2015. The building's systems have seen some upgrades, including the installation of wall heaters in 2003 and various electrical improvements, though some electrical work from 2003 remains marked as expired in the records. Recent 311 calls from 2023-2024 primarily relate to exterior maintenance issues like graffiti and debris, indicating ongoing attention to building upkeep, albeit not directly related to structural or habitability concerns. While the building has a history of addressing violations and completing various permits, the pattern of water-related issues, unauthorized modifications, and safety concerns suggests ongoing maintenance challenges have persisted over the years.

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

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Risk rating

How 24-26 Himmelmann Pl'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
66th percentile

Out of 1125 buildings in this neighborhood, 382 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
73%
No DBI
violation
27%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

Building permits, owner's portfolio

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

12-Month severity forecast
No violation 41.0%
Moderate concern 16.1%
Severe concern 42.9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

24-26 Himmelmann Pl event timeline

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

2025
311 Request Jun 02
Blocked sidewalk
cafe table and chairs

See all 2 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 24-26 Himmelmann Pl apartments

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

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