Free SF apartment background check

2300 Van Ness Ave

Russian Hill, SF 94109 0550018 22 units · 3 fl · 1913

This building has significantly more problems than most nearby buildings. Renters here report frequent, slow-to-fix problems. Get repair promises in writing and check the unit before signing.

NOVs (7y) vs. neighborhood

Compared to a typical building in Russian Hill

Above average

avg 1.9

5

FewerMore

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

12-Month Maintenance Forecast

77%

(risk — lower is better)

Notable issues

Estimated probability of a DBI violation or complaint in the next 12 months.

7-YEAR TREND Violations + complaints / yr

'20

'21

'22

'23

'24

'25

'26

'27*

*Next year, projected from recent activity and predicted risk.

7-Year Historical Counts

5

NOVs (7y)

1

DBI Complaints (7y)

176

311 Calls (7y)

0

Fire Incidents

0

2nd NOVs

0

Dir. Hearings

0

City Atty

1

Permits (7y)

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Rent & eviction protection

Is 2300 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 1913

2 or more units

22 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 1913

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

Units	22
Floors	3
Year built	1913
Total area	20,690 sq ft
Property type	Multi-Family Residential
Tax status	Welfare
Blocklot	0550018

Ownership

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

Owner name

2300 Van Ness Associates, C

Mailing address

Asian, Inc. 1167 Mission St Fl 4 San Francisco CA 94103

Last sale

102720

Landlord portfolio

Other SF properties this owner holds, with risk grades for each.

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Augrented Insights

Initial analysis

The 22-unit, 3-story apartment building at 2300 Van Ness Ave in Russian Hill has a history of maintenance and safety issues, with the most recent violations indicating ongoing concerns. Most notably, as of December 2023, there is an open violation regarding sleeping area requirements that requires obtaining a permit. The building experienced significant maintenance and safety challenges in the early 2000s, with multiple violations in February 2002 including an infestation, fire safety issues, ventilation problems, and various building repairs. Recent improvements include a complete reroofing in 2019 costing $39,000, and the installation of a 42.12 kW solar PV system completed in July 2024.

The building has encountered several fire safety concerns, with recent violations in 2020 related to emergency lighting, storage issues, and building owner contact requirements, though some were marked as "Condition Corrected." Fire alarm incidents appear to be primarily related to system malfunctions and false alarms, with no reported civilian injuries. Plumbing issues have been documented, including a brown water complaint in 2008 and significant water damage in 1998. The property's maintenance history shows periodic attention to infrastructure needs, including the addition of sprinklers to the garage area in 2004 and various structural and safety improvements over the years. Recent 311 calls from late 2024 indicate ongoing issues with garbage and debris management around the property, though these are primarily external to the building itself.

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

Risk rating

How 2300 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

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

11th percentile

Out of 1133 buildings in this neighborhood, 1008 are predicted to be safer.

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.

Number of units

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

Building size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Neighborhood (ZIP code)

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

12-Month severity forecast

No violation 18.6%

Moderate concern 61.1%

Severe concern 20.3%

Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.

Apartment reviews

2300 Van Ness Ave apartment reviews

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On the map

Compare nearby alternatives

This building and nearby alternatives, color-coded by risk level. Click any marker to explore.

Buildings nearby

8 found

1562 Vallejo St 2340 Van Ness Ave 1554 Vallejo St 1550 Vallejo St 2344 Van Ness Ave 45-47 Bonita St 2350-2352 Van Ness Ave 2252-2256 Van Ness Ave

The story over time

2300 Van Ness Ave event timeline

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

2026

311 Request Apr 19

Garbage and debris

mattress

See all 15 events

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

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Every record we have

Full data for 2300 Van Ness Ave apartments

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

What this is

Permits issued by the SF Department of Building Inspection for new construction, alterations, and repairs. Includes estimated cost and current permit status.

Permit #	Description	Cost	Filed	Status
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What this is

Plumbing permit applications filed with the SF Department of Building Inspection. Covers plumbing installation, repair, and replacement work.

Permit #	Description	Filed	Status
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What this is

Electrical permit applications filed with the SF Department of Building Inspection. Covers electrical wiring, panel upgrades, and related work.

Permit #	Description	Filed	Status
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What this is

Notices of Violation issued by the SF Department of Building Inspection for code violations. Unresolved notices can escalate to legal action.

Date Filed	Complaint #	Description	Item	Category	Status
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What this is

Complaints filed with the SF Department of Building Inspection about code violations. Tracks the complaint lifecycle from filing through abatement or referral.

Complaint #	Date Filed	Date Abated	Division	Status	Description
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What this is

Planning Department project entitlements — discretionary review, conditional use, variances, and environmental review for this parcel.

Address	Opened	Closed	Status	Description	Applicant
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What this is

Planning Department administrative and compliance records that are not full project entitlements — pre-application meetings, code violations, and referrals.

Address	Opened	Closed	Status	Description	Applicant
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What this is

SFFD fire incidents geo-joined to this parcel. Covers structure fires, alarms, and emergency responses with injury and fatality counts.

Date	Situation	Civilian Injuries	Civilian Fatalities
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What this is

Fire code violations issued by the SFFD. Tracks corrective actions required and resolution status for fire safety code enforcement.

Violation Date	Description	Corrective Action	Status	Close Date
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What this is

Fire code complaints received by the SF Fire Department geo-joined to this parcel. Includes complaint type, disposition, and outcome.

Received	Description	Disposition Date	Disposition
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What this is

SF 311 service requests geo-joined to this parcel. Includes maintenance complaints, street/sidewalk issues, and quality-of-life requests.

Opened	Type	Agency	Category	Details	Status
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What this is

Buildings subject to SF's mandatory soft-story seismic retrofit program. Unreinforced multi-story wood-frame buildings must meet compliance tiers.

Tier	Status
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What this is

Tenant buyout (Ellis Act pre-cursor) agreements recorded with the SF Rent Board. Tracks amounts paid to tenants to vacate rent-controlled units.

Disclosure Date	Buyout Date	Amount	Tenants
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Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning