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1226-1228 18Th Ave

Inner Sunset, SF 94122 1733037 2 units · 2 fl · 1906

A handful of records on file over the last seven years, and our model sees a moderate chance of more 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 Inner Sunset — not a forecast
At or below average
avg 1.1
0
FewerMore

This building has 0 novs (7y), at or below the Inner Sunset average of 1.1.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 1226-1228 18Th 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 1906
2 or more units
2 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 1906
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 built1906
Total area2,945 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1733037
Ownership

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

Mailing address
595 Buckingham Way Ste 331 San Francisco CA 94132
Last sale
—

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.

1226 18th Ave, San Francisco, CA 94122
1228 18th Ave, San Francisco, CA 94122
Augrented Insights
Initial analysis

The two-unit residential building at 1226-1228 18th Avenue in San Francisco's Inner Sunset neighborhood is a 2-story, multi-family structure built in 1906, currently owned by John & Michelle Schulz. The building's history reveals several significant events, with the most concerning being recent housing violations in 2022, when complaints were filed regarding an unauthorized rental unit in the basement that allegedly included a kitchen and full bathroom, though only permits for a workshop and half bath were on record. This period also experienced two parking enforcement issues in March 2022 involving driveway blocking.

The building has undergone various improvements and maintenance work over the years, including a notable electrical upgrade in 2016 that installed a new 200-amp service with three meters, serving each apartment and the house meter. Earlier improvements included plumbing work in 2009 for water heater replacement and a permitted renovation in 2013 to add a workshop and half bath on the first floor. There was also a historical compliance issue in 1985 requiring rectification of violations, which was completed successfully. The property has experienced multiple incidences of graffiti and street cleaning issues between 2017 and 2020, including hazardous materials removal and various graffiti incidents on poles and signs, all of which were resolved. The building's alarm system was reported to have malfunctioned at one point, though no civilian injuries were recorded. While the property's maintenance history shows regular upkeep and improvements, the recent illegal unit complaints suggest potential ongoing unauthorized modifications, though the current status of these complaints is listed as "Not Active."

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

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Risk rating

How 1226-1228 18Th 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
9thpercentile

Out of 1493 buildings in this neighborhood, 1359 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
50%
No DBI
violation
50%
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 age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

DBI complaint rate, owner's portfolio

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

DBI tenant complaints (past 7 years)

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

12-Month risk forecast
Moderate failure risk 50%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

1226-1228 18Th Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

1226-1228 18Th Ave event timeline

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

2022
DBI Complaint May 13
Illegal unit
Housing Inspection Services
DBI ComplaintMay 12
1228 18th ave --- illegal apartment for rent on craigslist and hot pads.illegal unit added in basement. kitchen and full bath added. only see permit for workshop and half bath.https://sfbay.craigslist.org/sfc/apa/d/san-francisco-large-one-bedroom-garden/7471299845.htmlhttps://hotpads.com/1228-18th-ave-san-francisco-ca-94122-1szv7ud/pad (311 sr# 15322398)

See all 2 events

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

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Every record we have

Full data for 1226-1228 18Th Ave apartments

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

Side by side

How 1226-1228 18Th Ave compares to the neighborhood

This building against comparable properties in Inner Sunset. Toggle filters to narrow the peer group.

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