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4118 22Nd St

Eureka Valley/Dolores Heights, SF 94114 2767008 2 units · 1 fl · 1926

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 4118 22Nd 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 1926
2 or more units
2 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 1926
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
Units2
Floors1
Year built1926
Total area1,000 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2767008
Ownership

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

Mailing address
Carla Ruff, Trustee 1115 Greenwich St San Francisco CA 94109
Last sale
—

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Augrented Insights
Initial analysis

The property at 4118 22nd Street is a one-story, two-unit multi-family residential building located in the Eureka Valley/Dolores Heights neighborhood. Built in 1926 and currently owned by the Carla Ruff Survivors Trust, this flats and duplex building has undergone some necessary maintenance over the years, most notably a significant $22,500 reroofing project completed in August 2022, which replaced an earlier reroofing effort from 1998 that had expired.

Recent infrastructure concerns in the vicinity include an open case from July 2020 regarding a collapsed sidewalk, though this appears to be outside the building's immediate structure. The property has experienced minimal service disruption, with the most recent incident being a missed trash collection in December 2023 that was resolved through Recology's intervention. The street outside the building has experienced some issues with abandoned vehicles, particularly in 2018, when there were multiple reports (seven in total) between February and April, though most were resolved quickly with vehicles being either towed or having left the area before enforcement arrived. There was one pavement defect reported and resolved in December 2021. While not directly related to the building's condition or management, these street-level incidents provide context about the immediate neighborhood environment.

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

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Risk rating

How 4118 22Nd 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
82ndpercentile

Out of 1278 buildings in this neighborhood, 230 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
87%
No DBI
violation
13%
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.

Building permits, owner's portfolio

Permits pulled across all of this owner's buildings 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.

12-Month risk forecast
Low failure risk 13%
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

4118 22Nd St event timeline

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

2022
Building Permit Aug 11
Reroofing.
$22,500 · Complete

See all 1 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 4118 22Nd St apartments

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

Side by side

How 4118 22Nd St compares to the neighborhood

This building against comparable properties in Eureka Valley/Dolores Heights. Toggle filters to narrow the peer group.

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