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426 28Th Ave

Central Richmond, SF 94121 1459024 2 units · 2 fl · 1908

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 Central Richmond — not a forecast
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.

Rent & eviction protection

Is 426 28Th 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 1908
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.

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 1908
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
Units2
Floors2
Year built1908
Total area3,390 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1459024
Ownership

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

Mailing address
426 28th Ave San Francisco CA 94121
Last sale
May 16, 2000

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.

426 28th Ave, San Francisco, CA 94121
426 A 28th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

This two-unit multi-family residential building, located in San Francisco's Central Richmond neighborhood, is owned by Patrick and Delia Keenan and has been standing since 1908. The property underwent significant renovations in the early 2000s, including a major horizontal and vertical addition completed in 2005 that aimed to create a legal apartment with garage space. This construction phase was accompanied by substantial electrical upgrades, including the installation of a new 200-amp service and complete rewiring of the house in early 2003. The building's roof was replaced in 1995, and in 2010, a second address (426A) was officially assigned to the lower unit.

More recently, the property has had minimal documented issues, with the most significant concerns being parking-related incidents in 2023 (driveway blocking) and 2020 (sidewalk parking), both of which were resolved through enforcement action. Several 311 service requests between 2016-2020 related to street cleaning and maintenance issues outside the property, as well as reports of abandoned vehicles, though these were not directly related to the building's condition or operation. The most recent service request was submitted in February 2024 but was cancelled before resolution. The building's extensive permit history suggests proper maintenance and upgrading of core systems, with no major structural or safety issues reported in recent years.

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

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Risk rating

How 426 28Th 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
91stpercentile

Out of 2250 buildings in this neighborhood, 202 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
92%
No DBI
violation
8%
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.

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 risk forecast
Low failure risk 8%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

426 28Th Ave apartment reviews

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8 found
The story over time

426 28Th Ave event timeline

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

2025
Building Permit Sep 04
Solar permit: installing 15 solar pv modules, 430 watts per module, total no. of rating 6.45 kw. mounted: roof, ballasted: n | 6.45kw roof mounted photovoltaic solar system flush mounted.
Complete
Building PermitSep 04
Re-roofing: remove and replace roofing material / existing roofing material (in-kind)

See all 2 events

Full history back to 2025 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 426 28Th Ave apartments

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

Side by side

How 426 28Th Ave compares to the neighborhood

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