Free SF apartment background check

401-405 Irving St

Inner Sunset, SF 94122 1760001 5 units · 4 fl · 1995

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 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.

Rent & eviction protection

Is 401-405 Irving St 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 1995
2 or more units
5 units
Property type
Multi-Family Residential
Zoning
NC2
Not rent-controlled. Buildings constructed after 1978 are generally exempt from SF rent increase limits under the Costa-Hawkins Act.

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 1995
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
May be covered by AB 1482. The building is old enough for the statewide rent cap (5% + regional CPI, capped at 10% per year) and just-cause protection after 12 months of tenancy.

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
Units5
Floors4
Year built1995
Total area7,775 sq ft
Property typeMulti-Family Residential
Tax statusCollege/University
Blocklot1760001
Ownership

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

Mailing address
Naser Y & Juliet Naser Trus 1438 21St Ave San Francisco CA 94122
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.

401 Irving St, San Francisco, CA 94122
403 Irving St, San Francisco, CA 94122
405 Irving St, San Francisco, CA 94122
Augrented Insights
Initial analysis

The mixed-use building at 401-405 Irving Street in the Inner Sunset is a four-story, 5-unit structure built in 1995, with approximately 1,900 square feet of commercial space. The property has undergone several significant transformations over its lifetime, most notably in 2016 when it transitioned from a grocery store to a wine bar with the addition of ADA-compliant facilities. Recent building systems maintenance includes a completed sprinkler monitoring system upgrade in 2021. The building has experienced some infrastructure challenges, with recent issues including a clogged rain gutter causing water discharge onto the sidewalk (September 2024), and a sewer backup incident (November 2024). Historical violations from 2007 regarding unauthorized vent installations and property line concerns were abated in 2016, though the building has continued to require periodic maintenance and system updates.

The property has a documented history of addressing fire alarm system issues, with four separate complaints between 2007 and 2021, all of which were resolved. Recent commercial activity includes an attempted change of use permit in 2022 (which was cancelled) to transition from limited restaurant to full restaurant. The building's commercial space has operated various uses, including a wine bar and event space (Shin Dig), with regulatory compliance checks by various city departments. Several recent 311 calls from late 2024 through early 2025 have reported encampments, debris, and a sewage discharge incident, though these appear to be external to the building itself. The property's commercial spaces have regularly required signage permits and other minor modifications, with most recent changes being relatively routine in nature. The building's ownership is maintained by the Naser Family 1998 Revocable Trust.

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

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Risk rating

How 401-405 Irving St'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
41stpercentile

Out of 1493 buildings in this neighborhood, 881 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
76%
No DBI
violation
24%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

Building size

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

Neighborhood location

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

12-Month risk forecast
Low failure risk 24%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

401-405 Irving St apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

401-405 Irving St event timeline

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

2026
311 Request Apr 15
Transit shelter platform
Damage Property
311 RequestFeb 27
Benches on sidewalk

See all 11 events

Full history back to 2021 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 401-405 Irving St apartments

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

Side by side

How 401-405 Irving St compares to the neighborhood

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

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