Free SF apartment background check

290-292 25Th Ave

Lake Street, SF 94121 1384009J 2 units · 2 fl · 1915

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

12%

(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)

1

DBI Complaints (7y)

15

311 Calls (7y)

0

Fire Incidents

0

2nd NOVs

0

Dir. Hearings

0

City Atty

1

Permits (7y)

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Rent & eviction protection

Is 290-292 25Th 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 1915

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	2
Year built	1915
Total area	3,020 sq ft
Property type	Multi-Family Residential
Tax status	None
Blocklot	1384009J

Ownership

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

Owner name

Blackie Fong Bypass Trust

Mailing address

Fong Abbey W Trustee 750 Van Ness Ave Unit 705 San Francisco CA 94102

Last sale

052495

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.

292 25th Ave, San Francisco, CA 94121

290 25th Ave, San Francisco, CA 94121

Augrented Insights

Initial analysis

The two-unit residential building at 290-292 25th Avenue, located in the Lake-The Presidio neighborhood, is a two-story flats and duplex structure built in 1915 and currently owned by the Blackie Fong Bypass Trust. The property has undergone several significant maintenance and improvement works over the years, with the most recent major project being a reroofing undertaken in May 2024 at a cost of $15,000. A noteworthy incident occurred during this roofing work, when a complaint was filed on May 14, 2024, regarding falling debris and inadequate safety measures, though this complaint is currently listed as "Not Active." The building has received electrical system upgrades in the past, including a completed 200-amp underground service installation in 2010, following a similar upgrade in 2007.

The property has experienced recurring issues with graffiti, particularly between 2019 and 2021, affecting various surfaces including the building itself, adjacent sidewalks, and nearby transit infrastructure. These incidents were generally treated consistently by city authorities, with many being closed under temporary legislation that suspended typical violation notices and citations during the COVID-19 pandemic. The building's maintenance history shows regular upkeep, including earlier works such as a complete reroofing in 1993 and bathroom/window replacements in 1983. Recent 311 calls related to the property have included reports of graffiti (in 2022), graffiti removal requests (2021), and parking enforcement issues (August 2023), though these are more indicative of neighborhood conditions than direct building management concerns.

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

Risk rating

How 290-292 25Th 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

83th percentile

Out of 660 buildings in this neighborhood, 112 are predicted to be safer.

RiskiestSafest

Predicted 12-month outcome

88%

No DBI
violation

12%

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.

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.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

12-Month severity forecast

No violation 78.2%

Moderate concern 18.2%

Severe concern 3.6%

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

Apartment reviews

290-292 25Th Ave apartment reviews

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On the map

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The story over time

290-292 25Th Ave event timeline

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

2024

DBI Complaint May 14

290 25th avenue --- per caller the property is doing roof construction work and there are falling debris onto passersby. stated they do not have safety measures to make it safe. the area is completely open, no signs or caution or anything. they almost got hit by a falling debris. please send out an inspector. (311 sr 18220093)

Building Inspection Division

Building PermitMay 13

Reroof

See all 3 events

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

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Every record we have

Full data for 290-292 25Th 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