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127-129 18Th Ave

Lake Street, SF 94121 1378004 7 units · 3 fl

A handful of records on file over the last seven years, and our model sees a moderate chance of more in the next 12 months. A few records worth reading before you sign. Check whether they were closed out, and ask what was actually fixed.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Lake Street — not a forecast
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.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 127-129 18Th 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 unknown
2 or more units
7 units
Property type
Multi-Family Residential
Zoning
RH2
Not rent-controlled. Buildings constructed after 1978 are generally exempt from SF rent increase limits under the Costa-Hawkins Act.

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
Unknown
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Coverage unclear. AB 1482 turns on the certificate-of-occupancy date and property type — confirm the year the building was completed.

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
Units7
Floors3
Year built—
Total area4,426 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1378004
Ownership

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

Owner name
Mailing address
646 Balboa St San Francisco CA 94118
Last sale
December 18, 2017

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.

129 18th Ave, San Francisco, CA 94121
127 18th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The 6-unit, 2-story multi-family residential building at 127-129 18th Avenue, constructed in 1921 and currently owned by the Lam Family Trust, has undergone significant improvements over the past several years, particularly focusing on safety upgrades. Most notably, the building completed mandatory soft-story retrofit work in 2018 (Tier 4 status: Work Complete, CFC Issued), along with the installation of a new fire alarm system with sprinkler monitoring in 2020 ($16,000) to meet current fire code requirements. The building also underwent major renovation in 2018-2019 with the conversion of ground floor storage and garage area into a 2-bedroom ADU (approximately 947 SF), including comprehensive upgrades to meet current building codes, followed by additional modifications to meet soundproofing requirements.

The property has a history of addressing safety and habitability concerns, particularly during a 2003-2004 violation period where multiple issues were identified and subsequently abated, including problems with heating, electrical systems, fire escape maintenance, and water leakage. Recent complaints in 2023 regarding soundproofing compliance in the newly constructed ADU suggest ongoing concerns about building systems performance. The building experienced two fire code violations in May 2020 related to alarm system issues, though these were promptly addressed. Several recent 311 calls primarily relate to parking enforcement and street cleaning matters outside the building, with minimal implications for resident safety or comfort. The property's recent history shows a pattern of proactive improvements and compliance with safety regulations, though some persistent concerns about soundproofing and building systems performance remain.

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

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Risk rating

How 127-129 18Th 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

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
12thpercentile

Out of 660 buildings in this neighborhood, 581 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
58%
No DBI
violation
42%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

Building age

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

12-Month risk forecast
Moderate failure risk 42%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

127-129 18Th Ave apartment reviews

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On the map

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This building and nearby alternatives, color-coded by risk level. Click any marker to explore.

Buildings nearby
8 found
The story over time

127-129 18Th Ave event timeline

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

2026
311 Request May 30
Garbage and debris
furniture
DBI ComplaintFeb 26
Date last observed: 19-feb-26; floor: ground; unit: 1; exact location: main bldg; building type: residence/dwelling insects/rodents; ; additional information: have been seeing multiple species of insects (most prominently ants, silverfish, book lice) consistently inside the unit on a daily basis, have had noticeable leaks and moisture buildup in walls/ceiling and are worried moisture or improper foundation is allowing insects to live/breed inside the unit outside despite mitigation from tenants. ;

See all 15 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 127-129 18Th Ave apartments

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

Side by side

How 127-129 18Th Ave compares to the neighborhood

This building against comparable properties in Lake Street. Toggle filters to narrow the peer group.

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