Free SF apartment background check

175-177 9Th Ave

Lake Street, SF 94118 1369009 2 units · 3 fl · 1922

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood

Compared to a typical building in Lake Street

At or below average

avg 0.6

0

FewerMore

This building has 0 novs (7y), at or below the Lake Street average of 0.6.

12-Month Maintenance Forecast

6%

(risk — lower is better)

Looks clean

Estimated probability of a DBI violation or complaint in the next 12 months.

7-YEAR TREND Violations + complaints / yr

'20

'21

'22

'23

'24

'25

'26

'27*

*Next year, projected from recent activity and predicted risk.

7-Year Historical Counts

0

NOVs (7y)

0

DBI Complaints (7y)

2

311 Calls (7y)

0

Fire Incidents

0

2nd NOVs

0

Dir. Hearings

0

City Atty

3

Permits (7y)

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Rent & eviction protection

Is 175-177 9Th Ave 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 1922

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.

Building characteristics

Units	2
Floors	3
Year built	1922
Total area	3,755 sq ft
Property type	Multi-Family Residential
Tax status	None
Blocklot	1369009

Ownership

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

Owner name

Higaki Toshiko Rev Tr

Mailing address

175 9th Ave San Francisco CA 94118

Last sale

080317

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

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

175 09th Ave, San Francisco, CA 94118

177 09th Ave, San Francisco, CA 94118

Augrented Insights

Initial analysis

The three-story multi-family residential building at 175 9th Avenue, owned by the Higaki Toshiko Rev Tr, was constructed in 1922 and contains two units. The property has undergone significant renovations over the past decade, with the most substantial work occurring in 2023-2024. In 2023, a comprehensive renovation project valued at $563,000 included adding bedrooms, bathrooms, and laundry facilities on all three floors, along with a new roof deck and exterior stucco finish. The electrical systems received a complete overhaul, including replacement of 100-amp sub-panels for both units and full rewiring. Plumbing upgrades in 2023 included installation of two tankless water heaters and extensive bathroom and kitchen renovations. Recent improvements in 2024 featured the addition of direct vent gas fireplaces in both units and further bathroom reconfigurations.

The building's history reveals some concerning incidents, particularly during 2015 renovations when multiple complaints were filed regarding construction practices, including concerns about fire safety, unauthorized plumbing work, and issues with construction crew behavior. These complaints, though not active as of now, suggest there were significant growth pains during earlier renovation phases. The property has maintained compliance with building codes since then, as evidenced by the extensive permitting process and inspections for recent renovations. Historical permits from 2015 show work on the basement level including the addition of rooms, bathroom, and kitchenette facilities, though this prompted some complaints about permitting compliance at the time. The building's recent history (2022-2024) has focused primarily on modernization and system upgrades, with particular attention to safety features such as new furnaces and comprehensive electrical system updates in 2023.

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

Risk rating

How 175-177 9Th Ave'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

Grade A–B — Low risk

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Grade C — Moderate risk

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Grade D–F — High risk

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile

97th percentile

Out of 660 buildings in this neighborhood, 20 are predicted to be safer.

RiskiestSafest

Predicted 12-month outcome

94%

No DBI
violation

6%

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.

Building age

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

Director's hearings, owner's portfolio

Escalated DBI enforcement actions across all of this owner's buildings.

12-Month severity forecast

No violation 87.6%

Moderate concern 10.8%

Severe concern 1.6%

Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.

Apartment reviews

175-177 9Th Ave apartment reviews

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The story over time

175-177 9Th Ave event timeline

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

2024

Building Permit Aug 30

Revision to bpa#: 202306099735. revise detail 10/s3.1 to remove pull torque special inspection item

$1 · Complete

Plumbing PermitMar 27

Work category: 1m; installation of direct vent gas fireplace and direct vent flue

See all 9 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 175-177 9Th Ave apartments

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

What this is

Permits issued by the SF Department of Building Inspection for new construction, alterations, and repairs. Includes estimated cost and current permit status.

Permit #	Description	Cost	Filed	Status
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What this is

Plumbing permit applications filed with the SF Department of Building Inspection. Covers plumbing installation, repair, and replacement work.

Permit #	Description	Filed	Status
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What this is

Electrical permit applications filed with the SF Department of Building Inspection. Covers electrical wiring, panel upgrades, and related work.

Permit #	Description	Filed	Status
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What this is

Notices of Violation issued by the SF Department of Building Inspection for code violations. Unresolved notices can escalate to legal action.

Date Filed	Complaint #	Description	Item	Category	Status
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What this is

Complaints filed with the SF Department of Building Inspection about code violations. Tracks the complaint lifecycle from filing through abatement or referral.

Complaint #	Date Filed	Date Abated	Division	Status	Description
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What this is

Planning Department project entitlements — discretionary review, conditional use, variances, and environmental review for this parcel.

Address	Opened	Closed	Status	Description	Applicant
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What this is

Planning Department administrative and compliance records that are not full project entitlements — pre-application meetings, code violations, and referrals.

Address	Opened	Closed	Status	Description	Applicant
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What this is

SFFD fire incidents geo-joined to this parcel. Covers structure fires, alarms, and emergency responses with injury and fatality counts.

Date	Situation	Civilian Injuries	Civilian Fatalities
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What this is

Fire code violations issued by the SFFD. Tracks corrective actions required and resolution status for fire safety code enforcement.

Violation Date	Description	Corrective Action	Status	Close Date
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What this is

Fire code complaints received by the SF Fire Department geo-joined to this parcel. Includes complaint type, disposition, and outcome.

Received	Description	Disposition Date	Disposition
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What this is

SF 311 service requests geo-joined to this parcel. Includes maintenance complaints, street/sidewalk issues, and quality-of-life requests.

Opened	Type	Agency	Category	Details	Status
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What this is

Buildings subject to SF's mandatory soft-story seismic retrofit program. Unreinforced multi-story wood-frame buildings must meet compliance tiers.

Tier	Status
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What this is

Tenant buyout (Ellis Act pre-cursor) agreements recorded with the SF Rent Board. Tracks amounts paid to tenants to vacate rent-controlled units.

Disclosure Date	Buyout Date	Amount	Tenants
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Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning