400-404 Fillmore St, San Francisco, CA 94117

The 18-unit apartment building at 400-404 Fillmore Street, owned by Romel Sfapt LLC, is a 1925 four-story structure located in Hayes Valley. The building has undergone several significant improvements in recent years, including a complete upgrade to the fire alarm system in 2024 costing $34,770 to comply with San Francisco Fire Code requirements, and major renovations to Units 2 and 14 in 2021 and 2018 respectively, involving kitchen and bathroom upgrades along with electrical work. A voluntary seismic upgrade to the ground floor commercial space and garages was completed in 2004, and the building underwent reroofing projects in 1995 and 2015. The property has experienced multiple compliance issues over the years, with active complaints regarding unauthorized construction work in Units 2 and 9 (from 2020 and 2019 respectively), and recent concerns about common areas filed in May 2023.

Notably, in late 2018, several building violations were recorded regarding permits, smoke detectors, wall repairs, and access to common areas, which were abated by December 2018. The building has a recurring history of fire alarm system issues, including multiple false alarms and malfunction incidents recorded by the fire department, with the most recent fire complaint in September 2024 related to the alarm system. Recent tenant buyout activity includes two tenants receiving $80,000 in October 2023, and one tenant receiving $11,000 in February 2019. The building's maintenance record shows ongoing attention to safety systems, with regular updates and repairs to smoke detectors, fire escapes, and other safety features, although some violations and complaints regarding these systems have persisted.

The property has undergone various apartment unit improvements over the years, including electrical work, plumbing updates, and general renovations. The building's location has been subject to typical urban challenges as evidenced by recent 311 calls regarding parking, sidewalk issues, and street cleaning matters in the surrounding area. Planning records indicate that recent improvements have not resulted in changes to unit configurations or square footage, and all work has been properly documented through permits when required. Recent fire safety inspections have resulted in both violations and prompt corrections, indicating active management of safety systems despite recurring alarm issues.