400 Upper Ter, San Francisco, CA 94117

400 Upper Terrace is a 21-unit, 3-story multi-family residential apartment building located in Buena Vista Park, built in 1964 and currently owned by Pietro & Pietro. The building has experienced several significant events, most notably a serious fire incident in December 2022 that required extensive repairs and led to multiple building violations. The fire damage necessitated structural repairs, new interior finishes, appliances, casework, doors, automated fire alarms, sprinkler systems, and conversion of wood-burning fireplaces, as well as solar panel readiness. The building is classified as a Tier 2 Soft Story property and has been found Non-Compliant with the Mandatory Soft Story Retrofit Program requirements, resulting in numerous violations.

The property has undergone multiple critical infrastructure updates in recent years, including three boiler replacements between 2016-2023, with the most recent decommissioning in May 2023, and high-efficiency boiler installation in 2018. A major plumbing upgrade is currently in process, including new water supply lines and a tankless water heater system. Building permits show historical maintenance and upgrades including reroofing in 2002, soft story retrofit efforts, and various interior improvements. The building has experienced recurring safety and compliance issues, with multiple violations related to fire safety, including blocked exits, extinguishers, alarm systems, and sprinkler maintenance. A cluster of violations from 2008-2010 related to window repairs, gas safety, and fire escape maintenance were eventually resolved.

Recent building violations from 2022-2023 indicate ongoing challenges with proper permitting and compliance with safety requirements, with most violations being abated by October 2023 through a negotiated settlement. The property is currently undergoing an ADU addition project and improvements to replace stucco with cement fiber siding and upgrade windows, though there have been recent complaints regarding sleeping area requirements as of December 2023. The building's maintenance history shows regular updates to critical systems including HVAC (boiler), plumbing, and electrical systems, with improvements to safety features such as exit signs and emergency lighting. While many historical violations have been resolved, there are recent compliance issues that suggest ongoing monitoring of building maintenance and safety compliance requirements is necessary. The property has experienced periodic issues with abandoned vehicles and parking enforcement in the surrounding area, though these are external to the building itself.