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428 22Nd Ave

Central Richmond, SF 94121 1523039 3 units · 2 fl · 1977

A handful of records on file over the last seven years, and our model puts this building at a low risk of further maintenance problems 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 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 428 22Nd 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 1977
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 1977
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
Floors2
Year built1977
Total area3,819 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1523039
Ownership

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

Mailing address
Winnie Hung 25012 Nellie Gail Rd Laguna Hills CA 92653
Last sale
September 21, 2021

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Augrented Insights
Initial analysis

The three-unit, two-story multi-family residential building at 428 22nd Ave in Central Richmond, owned by Yit Ngan & See Wah Wong Kwo, was constructed in 1977 and has undergone several significant modifications over the years. The most substantial recent improvement occurred in 2011, when a $28,000 ground floor interior remodel was completed, which included the legalization of a bathroom, and the addition of a playroom and laundry facilities, along with corresponding plumbing and electrical work. This renovation project, which included the installation of new lights, switches, receptacles, and smoke detectors, appears to have been successfully executed and completed.

The building's most serious historical issues occurred in 2002, when multiple fire safety violations were documented, including problems with smoke detectors, egress obstructions, and missing automatic fire sprinklers over garbage receptacles. These violations were all addressed and abated by June 11, 2002. There was also an attempted horizontal extension project at the rear ground floor in 2009 that was ultimately cancelled, and records show a 1993 reroofing permit that has since expired. More recently, there have been several parking-related incidents near the property, with multiple reports of vehicles blocking driveways or parking on sidewalks between 2018 and 2023, though these are not directly related to the building's condition or habitability. A single instance of graffiti on the building was reported and resolved in 2013.

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

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Risk rating

How 428 22Nd 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
73rdpercentile

Out of 2250 buildings in this neighborhood, 608 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
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.

Building size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Permit rate, owner's portfolio

Per-building permit rate across the owner's portfolio.

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

428 22Nd Ave apartment reviews

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On the map

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8 found
The story over time

428 22Nd Ave event timeline

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

2025
DBI Complaint Aug 25
Date last observed: 24-aug-25; time last observed: today ; floor: 1st; unit: 4; exact location: in-law unit; building type: residence/dwelling insects/rodents; mold; water entering building; work being done in dangerous manner;
Housing Inspection Services

See all 1 events

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

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Every record we have

Full data for 428 22Nd Ave apartments

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

Side by side

How 428 22Nd Ave compares to the neighborhood

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