3116-3118 Washington St, San Francisco, CA 94115

Located in Pacific Heights, 3116-3118 Washington Street is a two-unit, two-story multi-family residential building constructed in 1902 and owned by Arthur & Katherine Ringness. The property has undergone significant modernizations and improvements over the years, with the most recent major work being the installation of an electric vehicle charging device in August 2023.

The building has received substantial bathroom remodeling work, including updates to two bathrooms in 2019 with associated electrical and plumbing work, costing approximately $50,000. Other notable improvements include a major renovation in 2005-2006 that involved kitchen remodeling, bathroom updates, window replacement, seismic upgrades, and foundation work totaling $110,000, along with various interior and exterior improvements. The property has experienced some recurring issues with fire safety systems, with multiple complaints registered in 2020 and 2022 regarding alarm systems and extinguishers, though all were marked as "Condition Corrected." There were two instances of sprinkler/standpipe system violations, one in 2018 (General Hazardous Materials) and another in 2020, which was subsequently abated.

Recent exterior maintenance issues have been noted through 311 calls, particularly in 2024, with multiple reports of abandoned property and litter requiring Recology intervention. A planning record indicates a proposal to merge the two existing units and convert part of the garage area, although the number of dwelling units was not intended to change. The building's maintenance history shows regular updates to ensure modern standards, including electrical upgrades with extensive work on lighting, switches, and receptacles throughout various areas of the building.