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349 South Van Ness Ave

Inner Mission, SF 94103 3549036 5 units · 2 fl · 1917

This building has far more open problems than almost any other in the neighborhood. Renters here report frequent, slow-to-fix problems. Get repair promises in writing and check the unit before signing.

NOVs (7y) vs. neighborhood
Compared to a typical building in Inner Mission
Above average
avg 2.6
49
FewerMore

This building has 49 novs (7y), above the Inner Mission average of 2.6.

Rent & eviction protection

Is 349 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 1917
2 or more units
5 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 1917
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
Units5
Floors2
Year built1917
Total area4,750 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3549036
Ownership

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

Mailing address
1548 Los Montes Dr Burlingame CA 94010
Last sale
082118

Landlord portfolio

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

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Augrented Insights
Initial analysis

349 South Van Ness Avenue is a 5-unit, 2-story multi-family residential building constructed in 1917, currently managed by 349 South Van Ness LLC. The property has undergone significant renovations and repairs over the past 15 years, including a completed soft-story retrofit in 2017 (at a cost of $65,000) to comply with seismic safety requirements. Major improvements were made in 2019, including kitchen remodels in Units 1 and 3 ($70,000) and the replacement of bathroom fixtures across several units. The building has experienced recurring maintenance issues, particularly in 2024, with multiple active complaints regarding heating systems, window functionality, and plumbing problems. Notable recent complaints include building safety concerns with non-functioning heating systems and water-related maintenance issues. In early 2018, the property faced several building violations related to plumbing, security, and habitability requirements, though these were subsequently addressed and abated.

Regular maintenance and system upgrades have been conducted, including water heater replacements (most recently in 2022), heating system updates, and window repairs due to dry rot in 2018. Building maintenance improvements were made following violations in 2018, including the installation of smoke detectors and carbon monoxide alarms, though some related issues reappeared in subsequent years. The property has also experienced some ongoing issues with common area maintenance and security, as evidenced by multiple tenant complaints about common areas, garbage management, and access security. Recent records show frequent issues with driveway access that suggest ongoing challenges with parking management around the property.

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

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Risk rating

How 349 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

Grade A–B — Low risk

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Grade C — Moderate risk

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Grade D–F — High risk

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
3th percentile

Out of 2380 buildings in this neighborhood, 2309 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
15%
No DBI
violation
85%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

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.

12-Month severity forecast
No violation 9.4%
Moderate concern 14.2%
Severe concern 76.4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

349 South Van Ness Ave apartment reviews

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On the map

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8 found
The story over time

349 South Van Ness Ave event timeline

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

2026
Building Violation (NOV) Jul 13 Serious
Building violation
Due to the violations noted, this property constitutes a nuisance per the san francisco housing code section 1001(d) it is the property own…
Building Violation (NOV)Jul 13
Building violation

See all 16 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 349 South Van Ness Ave apartments

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

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Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning

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