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2823 Pine St

Lower Pacific Heights, SF 94115 1048030 2 units · 1 fl · 1900

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. 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 Lower Pacific Heights — not a forecast
At or below average
avg 1.6
0
FewerMore

This building has 0 novs (7y), at or below the Lower Pacific Heights average of 1.6.

Rent & eviction protection

Is 2823 Pine St 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
2 units
Property type
Multi-Family Residential
Zoning
RH2
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
Units2
Floors1
Year built1900
Total area2,290 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1048030
Ownership

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

Mailing address
Hume Robert H & Barbara A T 300 Hot Springs Rd Montecito CA 93108
Last sale
December 05, 1989

Landlord portfolio

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

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Augrented Insights
Initial analysis

This two-unit, single-story multi-family residential building located at 2823 Pine St in Lower Pacific Heights, owned by the Hume Family Trust The, has undergone several significant improvements since its construction in 1900. The most recent major renovations include a comprehensive remodeling project completed in 2014, valued at $30,000, which encompassed updates to the bathroom and kitchen with new fixtures and appliances, bedroom improvements, fireplace area renovation, installation of new bi-fold doors, trim work, and lighting upgrades. Notably, in 2014, the building experienced fire damage to the rear elevation that required repairs, though these were completed using in-kind materials with no structural changes. The property has a documented history of various improvements and maintenance work, including sewer repairs in 2011, multiple electrical upgrades (including extensive lighting and electrical work in 2006), and previous renovations in the 1990s that involved bathroom and closet remodeling as well as the legalization of an unauthorized ground story unit.

The building's most pressing recent issues appear to be related to parking enforcement, with numerous documented cases of driveway blocking between 2022 and 2024, resulting in multiple citations being issued. This recurring parking issue may indicate ongoing challenges with access to the property. While the building has received regular maintenance and improvements over the years, including roof repairs in both 1996 and 2004, and various plumbing and electrical upgrades, the most recent permits and work completed suggest the property has been generally well-maintained through appropriate modernization efforts. The extensive record of parking enforcement calls between 2021 and 2024, with multiple citations issued for driveway blocking and sidewalk parking violations, represents the most significant area of concern from a resident access perspective, though these incidents primarily relate to street and sidewalk issues rather than building safety or maintenance.

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

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Risk rating

How 2823 Pine St'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
79thpercentile

Out of 670 buildings in this neighborhood, 141 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
85%
No DBI
violation
15%
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 age

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

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

Building permits, owner's portfolio

Permits pulled across all of this owner's buildings over 7 years.

12-Month risk forecast
Low failure risk 15%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

2823 Pine St apartment reviews

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On the map

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The story over time

2823 Pine St event timeline

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

2024
311 Request Aug 16
Blocking driveway cite only
Parking Enforcement

See all 1 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2823 Pine St apartments

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

Side by side

How 2823 Pine St compares to the neighborhood

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