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725-727 Van Ness Ave

Van Ness/ Civic Center, SF 94102 0743002 31 units · 6 fl · 1925

This building has more problems than most buildings in this neighborhood. 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 Van Ness/ Civic Center
At or below average
avg 6.7
0
FewerMore

This building has 0 novs (7y), at or below the Van Ness/ Civic Center average of 6.7.

Rent & eviction protection

Is 725-727 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 1925
2 or more units
31 units
Property type
Multi-Family Residential
Zoning
RC4
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
Units31
Floors6
Year built1925
Total area23,520 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0743002
Ownership

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

Owner name
Giosso Childrens Trust
Mailing address
Denise Hart P.O. Box 7041 San Carlos CA 94070
Last sale
071099

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.

725 Van Ness Ave, San Francisco, CA 94102
727 Van Ness Ave, San Francisco, CA 94102
Augrented Insights
Initial analysis

The 725-727 Van Ness Avenue property is a 31-unit, 6-story multi-family residential building constructed in 1925 and currently owned by Giosso Childrens Trust. The building has experienced recurring fire safety compliance issues in recent years, with three open fire violations as of 2024-12, including sleeping area requirements and previously issued citations for alarm system maintenance. There is a concerning pattern of fire safety violations, with multiple citations between 2018-2024 related to various fire code requirements, though most past violations have been abated or rescinded. The property has undergone several significant infrastructure improvements, including water service replacement in 2016, backflow device replacement in 2011, and sewer repair work in 2008. Historical records show various construction and safety improvements were completed in the early 1990s, including the addition of fire safety features.

Recent maintenance patterns show the building has required various street space permits between 2008-2017, and work was performed on the roof in 2004, though this permit ultimately expired. The building has experienced persistent issues with its commercial storefronts, having received multiple complaints about vacancy between 2019-2023. While the property has maintained its basic functions, the recurring nature of fire safety violations and recent findings regarding alarm systems and sleeping area requirements suggest ongoing compliance challenges. Recent 311 calls from January 2025 primarily relate to street cleaning and debris issues around the property, including cases of graffiti that have been posted for notice of violations. The building's fire incident history shows several non-destructive alarm activations, though there have been two recorded cooking fires that were confined to containers, with no civilian injuries reported.

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

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Risk rating

How 725-727 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
22th percentile

Out of 85 buildings in this neighborhood, 66 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
10%
No DBI
violation
90%
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 location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

12-Month severity forecast
No violation 9.7%
Moderate concern 60.6%
Severe concern 29.7%
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

725-727 Van Ness Ave event timeline

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

2026
DBI Complaint Mar 20
Unable to use kithen sink, holes in the wall in the bathroom, bathroom window shut and can't be opened, roaches in the bldg, health concern from pests treatment
Housing Inspection Services

See all 12 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 725-727 Van Ness Ave apartments

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

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