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390-396 31St Ave

Central Richmond, SF 94121 1403019 5 units · 2 fl · 1936

This building has significantly more problems than most nearby buildings. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood

Compared to a typical building in Central Richmond

At or below average

avg 0.5

0

FewerMore

This building has 0 novs (7y), at or below the Central Richmond average of 0.5.

12-Month Maintenance Forecast

30%

(risk — lower is better)

Generally fine

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)

5

DBI Complaints (7y)

15

311 Calls (7y)

0

Fire Incidents

0

2nd NOVs

0

Dir. Hearings

0

City Atty

2

Permits (7y)

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Rent & eviction protection

Is 390-396 31St 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 1936

2 or more units

5 units

Property type

Multi-Family Residential

Zoning

NC1

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	5
Floors	2
Year built	1936
Total area	2,288 sq ft
Property type	Multi-Family Residential
Tax status	None
Blocklot	1403019

Ownership

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

Owner name

Lori T Chinn 2021 Irrevoc T

Mailing address

121 Ash Ct Hercules CA 94547

Last sale

000000

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.

2960 Clement St, San Francisco, CA 94121

396 31st Ave, San Francisco, CA 94121

394 31st Ave, San Francisco, CA 94121

390 31st Ave, San Francisco, CA 94121

392 31st Ave, San Francisco, CA 94121

Augrented Insights

Initial analysis

The subject property at 390-396 31st Avenue in San Francisco's Central Richmond neighborhood is a two-story multi-family residential building with 5 units, built in 1936 and owned by Lori T Chinn 2021 Irrevoc T, featuring ground-floor commercial space. The building's permit history shows recent activity in 2024 with the legalization of an awning for "The Art Bistro," while 2013 was a significant year for commercial improvements, including the installation of a grease trap, exhaust fan, and sidewalk seating. The building has undergone several major maintenance works, including multiple roof replacements (1992 and 2000) and a substantial electrical system upgrade in 2003 that included a 400-amp service installation for both residential and commercial units.

The property has experienced recurring maintenance issues, particularly in 2022 when multiple complaints were filed regarding broken glass that reportedly went unfixed. Historical violations from 2000 and 2007 indicate past safety compliance challenges, including combustible storage issues, fire sprinkler requirements, and security concerns, though these were all officially abated. More recent infrastructure concerns include multiple 311 calls in 2022 regarding water leaks and pavement defects, as well as several parking enforcement requests for vehicles blocking driveways between 2021 and 2023. The building's commercial space has gone through various regulatory scrutiny, particularly concerning restaurant operations, with planning records indicating a history of compliance checks and permit requirements for the limited restaurant use, including outdoor seating arrangements. While recent building violations and complaints have generally been resolved, the property has a documented history of maintenance challenges that required attention across various systems and safety requirements.

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

Risk rating

How 390-396 31St 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

17th percentile

Out of 2250 buildings in this neighborhood, 1868 are predicted to be safer.

RiskiestSafest

Predicted 12-month outcome

70%

No DBI
violation

30%

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.

Number of units

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

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 64.9%

Moderate concern 25.3%

Severe concern 9.7%

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

Apartment reviews

390-396 31St Ave apartment reviews

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The story over time

390-396 31St Ave event timeline

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

2025

Planning Record Sep 26

9/26/2025: approved: replacing damaged beam on the front of the building damaged by car. [email protected]

Closed

Building PermitSep 10

Replace 2 beams post and footing at corner of bldg

See all 10 events

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

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Every record we have

Full data for 390-396 31St 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