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1262-1264 25Th Ave

Central Sunset, SF 94122 1726030 2 units · 2 fl · 1966

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 Sunset
Above average
avg 0.7
3
FewerMore

This building has 3 novs (7y), above the Central Sunset average of 0.7.

Rent & eviction protection

Is 1262-1264 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 1966
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 built1966
Total area3,174 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1726030
Ownership

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

Owner name
Lam Family Trust
Mailing address
Lam Perry Pong Ping & Sara 2755 Ocean Ave San Francisco CA 94132
Last sale
051617

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

1262 25th Ave, San Francisco, CA 94122
1264 25th Ave, San Francisco, CA 94122
Augrented Insights
Initial analysis

The Lam Family Trust owns this two-unit, two-story multi-family residential building located at 1262-1264 25th Avenue in San Francisco's Central Sunset neighborhood. Built in 1966, the property has undergone several significant changes and faced multiple maintenance challenges over the years. A major renovation occurred in 2004 when a one-bedroom unit with half bathroom and storage area was added to the ground floor, representing a $20,000 investment. The building has had documented maintenance issues, most notably in 2012 when a series of violations were documented regarding a malfunctioning kitchen cooktop, inadequate hot water supply, and inspection access problems - though these were all abated by May 30, 2012. More recently, in May 2022, complaints were filed regarding mold and damaged walls, which were abated by June 23, 2022.

The property has also experienced various quality-of-life issues as reflected in 311 calls, including recent excessive noise complaints in January 2025. There have been multiple parking-related issues in the vicinity, with several reports of driveway blocking incidents between 2022-2023, and one incident in 2021 involving sidewalk parking. The building's exterior infrastructure has seen attention as evidenced by building permits for sidewalk work in 2007 and previous attempts at underpinning the rear of the building in 1986, though this permit was ultimately cancelled. The property's maintenance history shows a pattern of required repairs and violations being addressed, with no active violations currently on record, though the recent noise complaint and parking issues suggest ongoing neighborhood management challenges.

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

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Risk rating

How 1262-1264 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
87th percentile

Out of 814 buildings in this neighborhood, 106 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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

DBI complaint rate, owner's portfolio

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

Neighborhood location

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

12-Month severity forecast
No violation 83.5%
Moderate concern 13.1%
Severe concern 3.5%
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

1262-1264 25Th Ave event timeline

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

2023
311 Request Jul 11
General cleaning
Other Loose Garbage

See all 5 events

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

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Every record we have

Full data for 1262-1264 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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