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826 25Th Ave

Central Richmond, SF 94121 1667043 2 units · 2 fl · 1923

This building has a higher-than-average number of open problems nearby. 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.

Rent & eviction protection

Is 826 25Th 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 1923
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.

Building characteristics
Units2
Floors2
Year built1923
Total area3,405 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1667043
Ownership

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

Owner name
Williams-Smith Family Trust
Mailing address
Smith Christopher P & Willi 1171 Starr Ave Saint Helena CA 94574
Last sale
070215

Landlord portfolio

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

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Augrented Insights
Initial analysis

The Williams-Smith Family Trust owns this two-unit residential building located at 826 25th Avenue in the Central Richmond neighborhood. Built in 1923, this two-story flats and duplex structure has undergone several significant renovations over its lifetime, most notably a comprehensive unit upgrade in 2014 that included bathroom and kitchen remodels in both units, with the installation of new fixtures, appliances, and comprehensive electrical work totaling approximately $41,000. A recent improvement includes a $20,000 reroofing project completed in 2022. The building's maintenance history shows attention to structural integrity, with past repairs including dry rot remediation and stucco replacement in 1990, and both units' plumbing systems received extensive updates in 2014 with the replacement of fixtures including toilets, sinks, bathtubs, and showers.

The property has experienced some regulatory scrutiny, including a 2019 complaint regarding potential egress issues related to unauthorized living space modifications, though this case is currently listed as not active. An earlier complaint in 2014 concerned allegedly unauthorized construction work, which also appears to have been resolved. The building's recent history shows minimal disturbances, with some noise complaints recorded in 2021 and a parking-related incident in 2019 that was unable to be verified by enforcement officers. The property has maintained proper permit acquisition for major works, with some permits from 1988-1997 showing as expired, which is typical for older records. Overall, the building's maintenance record indicates regular upkeep with significant modernizations having been performed in recent years, though the presence of past building complaints suggests some historical challenges with unauthorized modifications.

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

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Risk rating

How 826 25Th 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
81th percentile

Out of 2250 buildings in this neighborhood, 428 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
89%
No DBI
violation
11%
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 permits, owner's portfolio

Permits pulled across all of this owner's buildings over 7 years.

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 severity forecast
No violation 85.1%
Moderate concern 10.5%
Severe concern 4.4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

826 25Th Ave event timeline

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

2022
Building Permit Mar 03
Reroofing
$20,000 · Complete

See all 1 events

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

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Every record we have

Full data for 826 25Th Ave apartments

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

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