Free SF apartment background check

387-391 South Van Ness Ave

Inner Mission, SF 94103 3549029 6 units · 3 fl · 1911

This building has a substantial enforcement record over the last seven years, but recent activity points to a low risk of further maintenance problems in the next 12 months. Read the records below before you sign. Ask which issues were resolved, get repair commitments in writing, and inspect the unit yourself.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Inner Mission — not a forecast
Above average
avg 2.7
6
FewerMore

This building has 6 novs (7y), above the Inner Mission average of 2.7.

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 387-391 South Van Ness Ave 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 1911
2 or more units
6 units
Property type
Multi-Family Residential
Zoning
CM
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 1911
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
Units6
Floors3
Year built1911
Total area5,637 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3549029
Ownership

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

Mailing address
Sainez Remberto Trustee Po Box 410742 San Francisco CA 94141
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.

387 South Van Ness Ave, San Francisco, CA 94103
391 South Van Ness Ave, San Francisco, CA 94103
387 A South Van Ness Ave, San Francisco, CA 94103
389 South Van Ness Ave, San Francisco, CA 94103
391 A South Van Ness Ave, San Francisco, CA 94103
Augrented Insights
Initial analysis

The 6-unit, 3-story multi-family residential building at 387-391 South Van Ness Ave in the Inner Mission, owned by Remberto Sainez Lvg Tr, was constructed in 1911 and has undergone several significant maintenance and safety upgrades over the years. The building completed its mandatory soft-story seismic retrofit in 2015, demonstrating compliance with city safety requirements. Multiple renovation projects have been carried out, including window replacements in 2006 and 2011, unit A renovations in 2009 involving drywall, kitchen cabinets, and electrical updates, and various plumbing improvements. Of particular concern were two significant complaint periods: in 2011, residents reported inadequate water pressure, heating issues, window problems, mold, electrical concerns, and staircase maintenance needs, while a 2006 complaint mentioned multiple safety and habitability issues that were abated by February 2007.

The building has experienced ongoing maintenance challenges, particularly with its plumbing and heating systems, though recent permits from 2017 indicate attempted compliance with building safety requirements, including the installation of new pressure relief valves and water heater pan. The property's maintenance history shows a pattern of addressing violations over time, as evidenced by multiple completed permits for various improvements. Recent records from 2024-2025 show recurring issues with garbage and debris on the property and surrounding area, with multiple reports to city services. While the building has addressed many historical violations and completed major safety requirements like the seismic retrofit, the frequency of recent sanitation-related complaints suggests ongoing challenges with property maintenance.

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

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Risk rating

How 387-391 South Van Ness Ave'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
69thpercentile

Out of 2380 buildings in this neighborhood, 738 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
76%
No DBI
violation
24%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

Neighborhood (ZIP code)

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

DBI complaints, owner's portfolio

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

12-Month risk forecast
Low failure risk 24%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

387-391 South Van Ness Ave apartment reviews

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On the map

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8 found
The story over time

387-391 South Van Ness Ave event timeline

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

2025
311 Request Feb 11
Not offensive
building residential

See all 5 events

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

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Every record we have

Full data for 387-391 South Van Ness Ave apartments

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

Side by side

How 387-391 South Van Ness Ave compares to the neighborhood

This building against comparable properties in Inner Mission. Toggle filters to narrow the peer group.

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