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2612-2618 Van Ness Ave

Russian Hill, SF 94109 0523014B 4 units · 2 fl · 1922

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 Russian Hill — not a forecast
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 2612-2618 Van Ness Ave 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 1922
2 or more units
4 units
Property type
Multi-Family Residential
Zoning
RC3
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 1922
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
Units4
Floors2
Year built1922
Total area4,000 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0523014B
Ownership

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

Owner name
Mailing address
Joann C Chow, Trustee 18871 Clement Dr Castro Valley CA 94552
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.

2614 Van Ness Ave, San Francisco, CA 94109
2618 Van Ness Ave, San Francisco, CA 94109
2616 Van Ness Ave, San Francisco, CA 94109
2612 Van Ness Ave, San Francisco, CA 94109
Augrented Insights
Initial analysis

The 4-unit, 2-story multi-family residential building at 2612-2618 Van Ness Avenue in Russian Hill, owned by the Joann Chow Trust, has undergone several significant improvements since its construction in 1922. The most recent major work, permitted in November 2024, involves comprehensive renovations of kitchens and bathrooms in multiple units, including electrical updates and new light fixtures, with an estimated cost of $48,000. This follows substantial electrical system upgrades completed in November 2022, where subpanels were replaced in all eight units (2612-2626). The building's maintenance history shows attention to basic infrastructure, with a complete reroofing project completed in 2003 at a cost of $16,000, and earlier kitchen remodeling attempts in 1986.

A notable cluster of building violations was recorded in November 2005, primarily related to fire safety issues, including problems with fire sprinklers, garbage chute, smoke detectors, and fire extinguisher placement. However, all these violations were promptly addressed and abated by February 2006. The property has maintained compliance with regular housing inspections, including a routine inspection in 2002. Recent 311 calls from 2022 to 2025 primarily concern street-level issues such as parking violations, sidewalk cleanliness, and maintenance concerns not directly related to the building's interior conditions. These include reports of blocked driveways, general cleaning needs, and hazardous materials on the street, all of which were resolved through standard municipal processes.

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

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Risk rating

How 2612-2618 Van Ness Ave'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
44thpercentile

Out of 1133 buildings in this neighborhood, 634 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
71%
No DBI
violation
29%
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.

Neighborhood (ZIP code)

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

Building age

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

12-Month risk forecast
Moderate failure risk 29%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

2612-2618 Van Ness Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

2612-2618 Van Ness Ave event timeline

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

2025
311 Request Jul 01
Garbage and debris
other loose garbage debris yard waste
DBI ComplaintFeb 04
Gentleman performing electrical work does not carry certification and does not carry state qualifications under electrical permit #e202411088085.

See all 10 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2612-2618 Van Ness Ave apartments

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

Side by side

How 2612-2618 Van Ness Ave compares to the neighborhood

This building against comparable properties in Russian Hill. Toggle filters to narrow the peer group.

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