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1286-1292 South Van Ness Ave

Inner Mission, SF 94110 3642012B 2 units · 2 fl · 1900

This building has a substantial enforcement record over the last seven years, and our model sees a moderate chance of more 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.

Rent & eviction protection

Is 1286-1292 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 1900
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RM1
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 1900
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
Floors2
Year built1900
Total area1,760 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3642012B
Ownership

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

Owner name
Mailing address
6631 Glen Oaks Way Oakland CA 94611
Last sale
May 18, 2016

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.

1292 South Van Ness Ave, San Francisco, CA 94110
1286 South Van Ness Ave, San Francisco, CA 94110
1290 South Van Ness Ave, San Francisco, CA 94110
1288 South Van Ness Ave, San Francisco, CA 94110
Augrented Insights
Initial analysis

The property at 1286-1292 South Van Ness Avenue is a two-unit, two-story multi-family residential building constructed in 1900, currently owned by Melody Simpson. The building has a significant history of maintenance and safety issues, with particular concerns evident in recent years. Most pressing is an active series of violations from 2016 that include problems with windows, walls, smoke detectors, plumbing, handrails, and general maintenance issues, though some work was completed to address these between 2012-2014. There have been multiple incidents of water-related issues, including broken sinks and plumbing problems, with one of the more recent complaints in 2022 noting a hole in the linoleum flooring. Safety concerns are highlighted by a history of ceiling issues, including a notable incident in 2010 when a ceiling reportedly fell in on a tenant during showering, and multiple complaints about rodent infestations from 1995 through 2013.

The building's permitting history shows various infrastructure repairs and improvements over the years, including foundation work (2014), gas line extensions (2011), door and window replacements (2012), and street space permits. Fire safety records indicate several detector activations, though most were due to malfunction rather than actual fires, with one exception in 2011 where a fuel burner/boiler malfunction occurred. The property has generated numerous 311 calls in recent years, primarily related to garbage and debris issues in the vicinity of the building, with several cases of abandoned items and overflowing garbage being reported between 2023-2025.

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

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Risk rating

How 1286-1292 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
26thpercentile

Out of 2380 buildings in this neighborhood, 1761 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
50%
No DBI
violation
50%
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.

NOV rate, owner's portfolio

Per-building NOV rate across everything this owner manages — high rates signal pattern neglect.

DBI tenant complaints (past 7 years)

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

Neighborhood location

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

12-Month risk forecast
Moderate failure risk 50%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

1286-1292 South Van Ness Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

1286-1292 South Van Ness Ave event timeline

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

2026
311 Request Feb 10
Garbage and debris
furniture
311 RequestJan 17
Garbage and debris

See all 11 events

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

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Every record we have

Full data for 1286-1292 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 1286-1292 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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