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118-120 20Th Ave

Lake Street, SF 94121 1379033 4 units · 2 fl · 1913

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 118-120 20Th 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 1913
2 or more units
4 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 1913
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
Units4
Floors2
Year built1913
Total area3,130 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1379033
Ownership

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

Mailing address
120 26th Ave San Francisco CA 94121
Last sale
July 30, 1998

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.

118 20th Ave, San Francisco, CA 94121
120 20th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The two-story, four-unit multi-family residential building at 118-120 20th Avenue, owned by Heidy & Norbert Lee, was constructed in 1913 and has experienced several significant events throughout its history. Most recently, in 2022, there was a plumbing issue reported in May that took some time to address, and earlier that same year, multiple tree-related incidents occurred in March. The building has undergone several major repairs and modifications, including re-roofing in 2014 (cost: $15,800), staircase repairs in 2006, and kitchen renovations in 2001 (cost: $9,250). A significant compliance issue arose in 2007 when it was reported that a room in Unit #118 had been illegally converted into a guest room with cooking facilities, violating the building's special restrictions. This led to the removal of unauthorized kitchenette equipment and plumbing in 2009.

The building has faced various safety and maintenance challenges, particularly in the early 2000s, when it received multiple fire safety violations that required resolution, including issues with combustible storage, fire proofing materials, fire extinguishers, smoke detectors, and garbage receptacle placement. A notable incident occurred in 2002 regarding a modified fire escape that was obstructed by a satellite dish. More recent routine inspections have generally been resolved without major findings, though there was a broken window reported in 2009 and another plumbing issue in 2022. The property has maintained regular compliance with building codes since the mid-1980s, when it underwent a significant compliance upgrade in 1985 (cost: $3,000). While there have been occasional issues with parking and tree maintenance in the surrounding area, these are external to the building itself and have been handled by appropriate city departments.

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

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Risk rating

How 118-120 20Th 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
10thpercentile

Out of 660 buildings in this neighborhood, 594 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
55%
No DBI
violation
45%
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 45%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

118-120 20Th Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

118-120 20Th Ave event timeline

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

2022
DBI Complaint May 09
The resident states that the plumbing in kitchen sink has been backed up since sunday, she notified the landlord, landlord has not addressed issue. she notified the plumber, but they will not do anything without landlord consent.
Housing Inspection Services

See all 1 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 118-120 20Th Ave apartments

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

Side by side

How 118-120 20Th Ave compares to the neighborhood

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