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29-31 Collingwood St

Eureka Valley/Dolores Heights, SF 94114 2647027 3 units · 2 fl · 1908

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. No public enforcement record to go on. Walk the building, ask the current tenants how repairs get handled, and get any promises in writing.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Eureka Valley/Dolores Heights — not a forecast
At or below average
avg 1.4
0
FewerMore

This building has 0 novs (7y), at or below the Eureka Valley/Dolores Heights average of 1.4.

Rent & eviction protection

Is 29-31 Collingwood 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 1908
2 or more units
3 units
Property type
Multi-Family Residential
Zoning
RH3
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 1908
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 built1908
Total area2,400 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2647027
Ownership

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

Mailing address
Toki Blackwell 756 Elm Ave San Bruno CA 94066
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.

29 Collingwood St, San Francisco, CA 94114
31 Collingwood St, San Francisco, CA 94114
Augrented Insights
Initial analysis

The property at 29-31 Collingwood Street is a two-story, multi-family residential building constructed in 1908, containing three units and currently owned by the Blackwell Toki S 1992 Trust. The building has undergone several significant infrastructure improvements in recent years, including electrical panel replacements in January 2023 (upgrading from FPE panels to Siemens-Murray panels), a new sewer line installation completed in December 2024, and two major re-roofing projects (one in 1996 and another in 2018 costing $17,000). The building has experienced recurring issues with its fire safety systems, with multiple violations and inspections documented between 2017 and 2024, including alarm system violations in 2014, 2021, and most recently in June 2024, as well as sprinkler system violations in 2019.

The property has undergone regular housing inspections in 2000, 2007, and 2011, with no active violations noted in the records. Recent history shows ongoing issues with parking enforcement, particularly regarding driveway blocking, with multiple incidents reported between March and November 2024, though most of these resulted in officers being unable to locate the offending vehicles. There have been two encampment-related incidents reported in the vicinity of the property in 2024, one of which required cleanup. Additionally, there was a brief incident in March 2024 involving a carbon monoxide detector activation that was found to be non-threatening. Two applications to convert the two dwelling units to a bed and breakfast with four guest rooms were submitted but ultimately disapproved. The building's overall maintenance record shows regular upkeep with periodic issues addressed through permits and corrections, though the repeated fire system violations suggest an area requiring ongoing attention.

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

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Risk rating

How 29-31 Collingwood 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
52ndpercentile

Out of 1278 buildings in this neighborhood, 613 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
75%
No DBI
violation
25%
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.

Estimated permit spend (past 7 years)

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

Building age

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

Building permits, owner's portfolio

Permits pulled across all of this owner's buildings over 7 years.

12-Month risk forecast
Low failure risk 25%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

29-31 Collingwood St apartment reviews

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On the map

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8 found
The story over time

29-31 Collingwood St event timeline

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

2025
311 Request Jun 28
Blocking driveway cite only
Parking Enforcement
311 RequestJun 22
Blocking driveway cite only

See all 7 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 29-31 Collingwood St apartments

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

Side by side

How 29-31 Collingwood St compares to the neighborhood

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