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314-316 12Th Ave

Inner Richmond, SF 94118 1443039B 3 units · 3 fl · 1925

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. No public enforcement record to go on. Walk the building, ask the current tenants how repairs get handled, and get any promises in writing.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Inner Richmond — not a forecast
At or below average
avg 0.9
0
FewerMore

This building has 0 novs (7y), at or below the Inner Richmond average of 0.9.

Rent & eviction protection

Is 314-316 12Th 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 1925
2 or more units
3 units
Property type
Multi-Family Residential
Zoning
RM1
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 1925
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
Units3
Floors3
Year built1925
Total area2,778 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1443039B
Ownership

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

Mailing address
Fuges Gary J & Culpepper Ni 314-316 12Th Ave San Francisco CA 94118
Last sale
December 21, 2012

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.

314 12th Ave, San Francisco, CA 94118
316 12th Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The property at 314-316 12th Avenue, located in San Francisco's Inner Richmond neighborhood, is a three-unit multi-family residential building constructed in 1925 and currently owned by the Culpepper Fuges 2018 Trust. The building has undergone several significant renovations in recent years, including a comprehensive bathroom remodel on the third floor in 2022 ($16,500) that added modern fixtures and converted a closet into a washer-dryer space, and the replacement of eight street-facing windows in 2021 ($12,000) with energy-efficient wood-like retrofits. Earlier improvements include a kitchen remodel in 2015 that involved cabinet replacement, flooring updates, and electrical upgrades ($18,000).

The building's history includes multiple investigations into potential illegal unit conversions, with the most recent active complaint from 2002 regarding an unauthorized unit behind the garage. There was also a documented incident in 1998 regarding unauthorized additional units, though many earlier complaints have been resolved. Recent maintenance issues have primarily involved external matters, with multiple 311 calls between 2018 and 2025 regarding street cleaning, hazardous materials, and graffiti, though these are not directly related to the building's internal conditions. The property has maintained compliance with housing regulations since the completion of several remedial actions in 1998, including restoring the legal use of the building and removing unauthorized partitions. All recent building permits have been properly completed, indicating active management and maintenance of the property's physical systems.

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

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Risk rating

How 314-316 12Th 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
44thpercentile

Out of 1723 buildings in this neighborhood, 965 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
82%
No DBI
violation
18%
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.

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

Owner's portfolio size

Number of SF parcels this owner is registered on — larger portfolios have distinct risk patterns.

Building age

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

12-Month risk forecast
Low failure risk 18%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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On the map

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8 found
The story over time

314-316 12Th Ave event timeline

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

2026
Plumbing Permit Mar 17
Furnace change out in garage.
Issued

See all 8 events

Full history back to 2021 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 314-316 12Th Ave apartments

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

Side by side

How 314-316 12Th Ave compares to the neighborhood

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