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2323 Van Ness Ave

Pacific Heights, SF 94109 0551035

This building has a substantial enforcement record over the last seven years, and our model predicts continuing maintenance failures over the next 12 months. Read the records below before you sign. Ask which issues were resolved, get repair commitments in writing, and inspect the unit yourself.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Pacific Heights — not a forecast
Above average
avg 1.5
4
FewerMore

This building has 4 novs (7y), above the Pacific Heights average of 1.5.

Rent & eviction protection

Is 2323 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 unknown
2 or more units
? units
Property type
Multi-Family Residential
Zoning
N/A
Not rent-controlled. Buildings constructed after 1978 are generally exempt from SF rent increase limits under the Costa-Hawkins Act.

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
Unknown
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Coverage unclear. AB 1482 turns on the certificate-of-occupancy date and property type — confirm the year the building was completed.

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—
Floors—
Year built—
Total area—
Property typeMulti-Family Residential
Tax statusNone
Blocklot0551035
Ownership

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

Mailing address
C/o Brigitta Erpen 50 Hillcrest Rd Mill Valley CA 94941
Last sale
—

Landlord portfolio

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

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Augrented Insights
Initial analysis

2323 Van Ness Avenue is a multi-family residential building located in Pacific Heights, currently owned by 2323-27 Van Ness LLC. The property, which includes a full-service restaurant component, has undergone several significant changes over recent years. In 2019, substantial improvements were made to the restaurant portion, including a kitchen remodel ($62,800) with new equipment, HVAC changes, and accessibility upgrades to meet modern standards. During this period, modifications were also made to the fire suppression system ($4,800) and related electrical work was completed to support the new equipment and bathroom improvements. Most recently, in April 2023, there was work done on the fire sprinkler backflow preventer system, indicating ongoing maintenance of safety systems.

The building has experienced several security and access issues, with the most notable being a prolonged elevator outage in early 2022 that affected multiple tenants, particularly older residents, during a winter period. This issue appears to have persisted for over six weeks, impacting access between floors and the garage. More recent complaints in 2023 have focused on security concerns, including a broken mailbox and problems with the garage door opener, though these issues have since been marked as not active. In July 2023, the building received several Notices of Violation related to security requirements, specifically regarding lock alarms and primary locking devices at exterior doors, though these violations were abated by July 2024. The property maintains active restaurant operations, with various permits and licenses including Type 41 ABC licenses for on-sale beer and wine service, and has complied with storefront transparency requirements in its ground floor commercial space.

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

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Risk rating

How 2323 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
2ndpercentile

Out of 963 buildings in this neighborhood, 944 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
16%
No DBI
violation
84%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

DBI complaint rate, owner's portfolio

Per-building complaint rate across the owner's portfolio.

Building age

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

12-Month risk forecast
High failure risk 84%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

2323 Van Ness Ave apartment reviews

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On the map

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8 found
The story over time

2323 Van Ness Ave event timeline

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

2026
311 Request Mar 26
Garbage and debris
human waste or urine

See all 12 events

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

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Every record we have

Full data for 2323 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 2323 Van Ness Ave compares to the neighborhood

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