118-120 15th Ave, San Francisco, CA 94118

The 118-120 15th Avenue property is a two-unit, two-story multi-family residential building constructed in 1906, currently owned by 118-120 15th Avenue LLC. The building has undergone significant improvements in recent years, most notably a comprehensive fire safety upgrade completed in 2024 that included the installation of a new fire sprinkler system (52 heads) and a monitoring system with a fire alarm control unit, wireless communicator, and smoke detector. The property has a history of renovation work, with major plumbing and electrical upgrades completed in 2021, including the installation of new furnaces for both units, fireplace vent pipes, and comprehensive electrical system upgrades.

Earlier renovations from 2014-2015 involved extensive work on kitchens, bathrooms, and safety systems throughout both units. The building experienced several challenges during its renovation history, including multiple permit renewals and reinstatements between 2013-2022, and several complaints regarding habitability issues in 2013, including heating system failures, kitchen appliance problems, and sanitation concerns in Unit #120. These violations were officially abated in January 2014.

More recently, there have been several complaints and permit-related issues, including an active complaint from February 2022 regarding work performed beyond the scope of an issued permit, and a 2019 complaint about the building being abandoned during remodeling. The property has undergone various improvements to address these issues, including the legalization of previously unauthorized modifications and resolution of compliance matters with the Planning Department. Regular maintenance and safety upgrades have been a focus, with recent 2024 work totaling over $50,000 dedicated to fire safety improvements. The building's exterior and neighborhood environment has experienced typical urban issues such as parking concerns, graffiti, and occasional encampments, as documented in 311 calls.