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635-637 Spruce St

Jordan Park/Laurel Heights, SF 94118 1065009 2 units · 2 fl · 1900

This building has a substantial enforcement record over the last seven years, but recent activity points to a low risk of further maintenance problems in 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 Jordan Park/Laurel Heights — not a forecast
Above average
avg 0.9
6
FewerMore

This building has 6 novs (7y), above the Jordan Park/Laurel Heights average of 0.9.

Rent & eviction protection

Is 635-637 Spruce 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
Floors2
Year built1900
Total area1,952 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1065009
Ownership

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

Mailing address
1800 Goularte Pl Fremont CA 94539
Last sale
—

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

637 Spruce St, San Francisco, CA 94118
635 Spruce St, San Francisco, CA 94118
Augrented Insights
Initial analysis

The two-unit residential building at 635-637 Spruce Street, owned by Christina Andrade and built in 1900, has undergone several significant improvements and faced multiple compliance issues over its history. Most recently, in 2017, the property underwent substantial renovations including kitchen and bathroom remodeling and window replacements, with proper permits obtained to replace previously installed unpermitted vinyl windows with double-hung wood windows. This work was valued at $40,000 and was completed successfully, including necessary electrical and plumbing upgrades. The building's maintenance history includes a 2011 roofing project valued at $11,000, though this permit eventually expired.

The property has experienced several regulatory interventions, most notably in 2002 regarding plumbing issues, where problematic ABS plastic piping and open sewer conditions were reported and subsequently resolved by March 2003. A routine housing inspection in 2008 led to multiple safety concerns being documented, including issues with back stairway handrails, guardrails, and security features, though these violations were all addressed by October 2008. The building's systems have demonstrated some ongoing maintenance needs, as evidenced by three sewer-related complaints between 2020 and 2023, including a sewage backup incident in 2020 that was resolved through city intervention. While there have been several parking-related complaints near the property in recent years, these do not directly affect the building's condition or habitability.

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

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Risk rating

How 635-637 Spruce 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
44thpercentile

Out of 272 buildings in this neighborhood, 152 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
79%
No DBI
violation
21%
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.

Property class: multi-family flat

2–4 unit flats (class F) are a common SF building type with their own maintenance and complaint patterns.

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

12-Month risk forecast
Low failure risk 21%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

635-637 Spruce St apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

635-637 Spruce St event timeline

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

2025
Building Permit Aug 25
To comply with nov: 202539519 - item #2: repair dryrot on siding. replace in kind
$6,000 · Complete
Building Violation (NOV)Jun 26
Building violation

See all 8 events

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

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Every record we have

Full data for 635-637 Spruce St apartments

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

Side by side

How 635-637 Spruce St compares to the neighborhood

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