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2307-2311 Van Ness Ave

Pacific Heights, SF 94109 0551004 3 units · 3 fl · 1900

Nothing on record for this building in the last seven years. Our model still sees a moderate chance of maintenance problems in the next 12 months, from the owner's wider portfolio and the surrounding area rather than from anything recorded here. 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 Pacific Heights — not a forecast
At or below average
avg 1.5
0
FewerMore

This building has 0 novs (7y), at or below the Pacific Heights average of 1.5.

Rent & eviction protection

Is 2307-2311 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 1900
2 or more units
3 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 1900
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
Units3
Floors3
Year built1900
Total area6,000 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0551004
Ownership

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

Owner name
Mailing address
Darryl Krause, Trustee 21 Vista Real St Mill Valley CA 94941
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.

2311 Van Ness Ave, San Francisco, CA 94109
2309 Van Ness Ave, San Francisco, CA 94109
2307 Van Ness Ave, San Francisco, CA 94109
Augrented Insights
Initial analysis

The three-unit multi-family residential building at 2307-2311 Van Ness Avenue in Pacific Heights, owned by Krause Trust, was constructed in 1900 and consists of three stories. The property has undergone several significant renovations and maintenance updates over the past decades, including the replacement of six windows with energy-efficient vinyl frame windows in 2019 ($3,800), kitchen and bathroom renovations in 1990, and various window installations in the late 1980s. A notable tenant buyout occurred on May 15, 2019, with one tenant receiving $56,000.

The building experienced a series of fire safety and security violations in October 2008, including issues with fire extinguishers, gas shutoff tools, and self-closing doors, all of which were resolved by December 2008. While there have been multiple fire incidents recorded, including elevator rescues and cooking-related alarms, none resulted in civilian injuries. The property underwent a routine inspection in 1999 and has maintained its residential status despite historical attempts to convert some areas to commercial use, with these efforts ultimately being cancelled or marked as "not active." Recent activity at the location has been minimal, with primarily municipal service calls related to transit facilities and street cleaning in the surrounding area during 2023-2025, though these are not directly related to the building's condition or management.

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

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Risk rating

How 2307-2311 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
57thpercentile

Out of 963 buildings in this neighborhood, 414 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.

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.

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

2307-2311 Van Ness Ave apartment reviews

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On the map

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8 found
The story over time

2307-2311 Van Ness Ave event timeline

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

2026
311 Request Apr 29
Public works
bsm complaint
311 RequestApr 02
Public works

See all 5 events

Full history back to 2026 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2307-2311 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 2307-2311 Van Ness Ave compares to the neighborhood

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