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276-278 Douglass St

Eureka Valley/Dolores Heights, SF 94114 2700004 3 units · 2 fl · 1910

Nothing on record for this building in the last seven years. Our model still sees a moderate chance of maintenance problems in the next 12 months, from the owner's wider portfolio and the surrounding area rather than from anything recorded here. 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.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 276-278 Douglass 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 1910
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 1910
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 built1910
Total area3,250 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2700004
Ownership

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

Mailing address
Denman Brandon & Kobayashi 409 Goodman Rd Pacifica CA 94044
Last sale
June 19, 2015

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.

276 Douglass St, San Francisco, CA 94114
278 Douglass St, San Francisco, CA 94114
Augrented Insights
Initial analysis

The three-unit multi-family residential building at 276-278 Douglass Street, owned by Brandon Denman and Kyoko Koba, was constructed in 1910 and consists of two stories. The building has undergone several significant maintenance and improvement projects over the years, with the most pressing current concern being an active building complaint from January 2019 regarding unauthorized and unsafe reconstruction of side breezeway egress stairs. Recent structural maintenance includes minor dryrot repairs to side stairs in 2019 and a complete sewer line and house trap replacement in 2017. Previous improvements include the installation of eight energy-efficient vinyl windows in 2009 and roofing and decking work completed in 1996.

The building has experienced several compliance issues over its history, with a cluster of violations in 2003 related to fire safety and security, all of which were abated by May 2003. A concerning complaint in 2006 reported frequent fuse box failures suggesting electrical system issues, though this case was resolved relatively quickly. The property has had recent tree-related maintenance needs, with reports of fallen and dead trees in 2024, and a sidewalk defect reported in 2022. Numerous 311 calls have been logged for the area surrounding the property in recent years, though these primarily relate to external issues such as street cleaning, graffiti, and parking enforcement rather than building-specific concerns. The building's maintenance record shows regular attention to infrastructure needs, but the unresolved 2019 complaint about the stairs construction raises safety compliance concerns that would require monitoring for resolution.

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

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Risk rating

How 276-278 Douglass 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
29thpercentile

Out of 1278 buildings in this neighborhood, 907 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
63%
No DBI
violation
37%
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.

Neighborhood location

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

Neighborhood (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

12-Month risk forecast
Moderate failure risk 37%
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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8 found
The story over time

276-278 Douglass St event timeline

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

2026
Building Permit Feb 11
To obtain final inspection for work approved under pa#201901079768. all work is complete.
$1 · Complete

See all 2 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 276-278 Douglass St apartments

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

Side by side

How 276-278 Douglass St compares to the neighborhood

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