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109-113 Lower Ter

Corona Heights, SF 94114 2627003 3 units · 2 fl · 1973

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 Corona Heights — not a forecast
At or below average
avg 1.3
0
FewerMore

This building has 0 novs (7y), at or below the Corona Heights average of 1.3.

Rent & eviction protection

Is 109-113 Lower Ter 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 1973
2 or more units
3 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.

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 1973
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
Units3
Floors2
Year built1973
Total area4,120 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2627003
Ownership

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

Mailing address
Gunter W Kollner Trustee 56 Dunfries Ter San Rafael CA 94901
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.

113 Lower Ter, San Francisco, CA 94114
109 Lower Ter, San Francisco, CA 94114
Augrented Insights
Initial analysis

The 109-113 Lower Terrace property in Corona Heights is a two-story, three-unit multi-family residential building constructed in 1973 and currently owned by the Gunter W Kollner 2012 Trust. The building has had minimal structural issues on record, with only one significant complaint related to a retaining wall between 109 and 113 Lower Terrace filed in June 2021, though this was promptly addressed and abated by July 2021.

The property has been affected by numerous parking-related issues in recent years, with seven incidents recorded between February 2023 and October 2024, including multiple reports of abandoned vehicles, illegal parking, and two cases of garbage and debris on the street or sidewalk near the property (in July 2024 and December 2022). Some parking enforcement cases were resolved without locating any violations, while at least one vehicle was towed in February 2023. Additionally, there was an incidence of graffiti reported on the sidewalk in front of the property in September 2024, though inspectors were unable to locate it upon investigation. The presence of repeated parking enforcement calls and street cleaning issues may suggest ongoing challenges with vehicular management and street maintenance in the immediate vicinity of the building.

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

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Risk rating

How 109-113 Lower Ter'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
39thpercentile

Out of 348 buildings in this neighborhood, 212 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
77%
No DBI
violation
23%
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.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

Building size

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

12-Month risk forecast
Low failure risk 23%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

109-113 Lower Ter event timeline

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

2026
Electrical Permit Apr 15
2 * 100 amp sub panel replacement located inside the closet. relocating new sub panels approximately 4-6 feet from the existing location.
Issued

See all 7 events

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

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Every record we have

Full data for 109-113 Lower Ter apartments

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

Side by side

How 109-113 Lower Ter compares to the neighborhood

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