786-788 32nd Ave, San Francisco, CA 94121

The three-story multi-family residential building at 786-788 32nd Avenue in the Central Richmond neighborhood, owned by Pham-tran Trust, is a two-unit structure built in 1927. The property underwent significant renovations in 2014-2015, with major improvements including the installation of an elevator in unit 788, comprehensive electrical system upgrades, and extensive plumbing work. The 2014 renovation project ($130,000) involved removing existing bearing walls and posts, replacing them with steel beams, remodeling bathrooms on both the first and second floors, updating the kitchen on the second floor, and replacing rear windows on the first floor.

The associated plumbing permits indicate substantial infrastructure upgrades, including new bathroom and kitchen fixtures, water heaters, a boiler for radiators, laundry facilities, floor sinks, drains, and updated sewer and water lines. The electrical work was equally extensive, installing a new 200-amp main panel, dedicated circuits for various appliances, and comprehensive wiring for lighting, switches, and receptacles throughout the units, along with seven smoke detectors for safety. The building's earlier history shows minimal significant modifications, with only one minor permit from 2001 for skylight installation, though this permit has since expired.

The substantial renovation work completed in 2014-2015 brought modern amenities and safety features to the nearly century-old structure, including an elevator installation in early 2015, which was one of the final components of the major renovation project. All major improvements have been properly completed and closed out in the permit system, suggesting that the building has been properly maintained since the significant upgrades were implemented. The extensive nature of the 2014-2015 renovations, covering multiple systems including structural, plumbing, electrical, and accessibility, indicates a comprehensive modernization of the building's infrastructure and living spaces.