130-132 Beulah St, San Francisco, CA 94117

The two-unit residential building at 130-132 Beulah Street in Parnassus/Ashbury Heights, owned by Kathy Roberts, has undergone several significant renovations and faced multiple compliance challenges since its construction in 1904. Most recently, in 2024, the property had a major HVAC upgrade with the installation of Mitsubishi ceiling cassettes and wall-mounted units, following similar improvements made in 2018 when the building received a complete reroofing and solar panel installations totaling nearly 8 kW. The building has experienced recurrent water damage issues, particularly affecting Unit 132 in 2021 (requiring $15,000 in repairs) and Unit 130 in 2018 (requiring $15,000 in repairs). Several serious building code violations were documented in 2004, including unauthorized conversion of basement space to habitable use, unapproved electrical and plumbing installations, and fire safety concerns.

These violations led to an active enforcement case with multiple notices of violation. More recent concerns were raised in 2022 regarding construction work potentially beyond permitted scope, though these complaints were eventually marked as not active. The property has maintained an active maintenance and upgrade schedule, including bathroom remodeling (2018), rooftop solar installations (2014-2018), and recent HVAC improvements (2024). However, there have been persistent concerns about unauthorized unit conversions, with multiple complaints about illegal dwelling units filed between 2011-2012.

The building's maintenance history shows regular responses to various issues including interior compliance matters (e.g., mold remediation in 2011-2012), though many historical complaints have been marked as not active or resolved. Recent building improvements suggest ongoing investment in property maintenance and modernization, though the presence of multiple historical violations and complaints indicates a pattern of regulatory compliance challenges that have required significant attention over the years. The property's recent history in 2023-2024 has been relatively quiet in terms of major building violations, though there have been some exterior maintenance issues reported through 311 calls, including paint scraping and tree maintenance concerns. The building's recent improvements focus on energy efficiency (solar panels, heat pumps) and general maintenance (roofing, plumbing upgrades), suggesting current management is prioritizing modernization and compliance updates when compared to the more frequent compliance issues documented in earlier years.