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531-535 Irving St

Inner Sunset, SF 94122 1761038 4 units · 2 fl · 1922

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.

Rent & eviction protection

Is 531-535 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 1922
2 or more units
4 units
Property type
Multi-Family Residential
Zoning
NC2
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 1922
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
Units4
Floors2
Year built1922
Total area2,900 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1761038
Ownership

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

Mailing address
Chui Lan Chow Tse Trustee 1461 Broadway Apt 402 San Francisco CA 94109
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.

535 Irving St, San Francisco, CA 94122
533 Irving St, San Francisco, CA 94122
531 Irving St, San Francisco, CA 94122
Augrented Insights
Initial analysis

The property at 531-535 Irving Street is a 2-story, 4-unit multi-family residential building with ground floor retail, constructed in 1922 in the Inner Sunset neighborhood, currently owned by Tse Yat Ping & Chui Lan Cho. The building has undergone several significant maintenance and safety upgrades in recent years, including a new roof installed in January 2024 ($13,000), a completed sewer lateral replacement in January 2024, and compliance work with the ABE program in 2023. Historical improvements include the installation of hydronic wall heaters in 2013 and a fire suppression system in 2000. The property experienced notable heating issues in 2012 and 2021, with complaints about inadequate heating systems, leading to the installation of hydronic wall heaters and circulation equipment in 2012-2013.

The building's maintenance history shows periodic attention to safety systems, with fire alarm, extinguisher, and sprinkler system concerns noted in 2020 being corrected. Several violations were documented in 2003 and 2012, including security issues and fire safety compliance matters, though all were subsequently abated. Recent years have seen multiple noise complaints and some issues with garbage/debris reported through 311 calls, particularly in 2024, with a couple of noise-related cases still open. There were also periodic sidewalk repair permits issued in 2003, suggesting ongoing attention to exterior maintenance. The presence of the ground floor restaurant has generated some concerns, particularly regarding ventilation and exhaust, as noted in a 2012 complaint.

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

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Risk rating

How 531-535 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
35thpercentile

Out of 1493 buildings in this neighborhood, 970 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
72%
No DBI
violation
28%
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.

DBI tenant complaints (past 7 years)

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

Property class: apartment building

Apartment building — this property classification influences expected violation rates.

12-Month risk forecast
Moderate failure risk 28%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

531-535 Irving St apartment reviews

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On the map

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The story over time

531-535 Irving St event timeline

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

2026
311 Request Jan 11
Not offensive
bike rack

See all 6 events

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

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Every record we have

Full data for 531-535 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 531-535 Irving St compares to the neighborhood

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