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399 Fremont St

Financial District South, SF 94105 3747320 448 units · 42 fl · 2016

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 Financial District South
Above average
avg 1.0
39
FewerMore

This building has 39 novs (7y), above the Financial District South average of 1.0.

Rent & eviction protection

Is 399 Fremont 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 2016
2 or more units
448 units
Property type
Multi-Family Residential
Zoning
N/A
Not rent-controlled. Buildings constructed after 1978 are generally exempt from SF rent increase limits under the Costa-Hawkins Act.

Based on SF Assessor records. Not legal advice — confirm with the SF Rent Board.

Building characteristics
Units448
Floors42
Year built2016
Total area370,694 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3747320
Ownership

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

Owner name
Om/Udr Sf Llc
Mailing address
Property Tax Dept 1745 Shea Center Dr #200 Highlands Ranch CO 80129
Last sale
060518

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

399 Fremont St, San Francisco, CA 94105
396 Harrison St, San Francisco, CA 94105
Augrented Insights
Initial analysis

The 399 Fremont Street residential tower, owned by Om/udr Sf Llc, is a 42-story, 448-unit high-rise built in 2016 in the Financial District South neighborhood. Recent significant issues include ongoing elevator problems, with multiple complaints in late 2023 and 2024 reporting extended outages, including all elevators being out of service for hours on August 13, 2024 (with one recent complaint mentioning possible expired permit posting in an elevator). Water intrusion has been a major concern, particularly with two floods affecting unit 3907 in June and July 2024, resulting in subsequent demolition work and tenant complaints about habitability. The building has experienced multiple fire code violations throughout 2023-2024, including issues with extinguishers, sprinkler systems, and general fire safety compliance. Elevator service has been a persistent problem, with complaints in December 2023 noting multiple breakdowns and residents being trapped inside elevators.

The building's maintenance record shows various repair and improvement work being performed, including recent boiler installations in January 2025, drywall repairs, and compliance work in 2024. Historical records indicate the building underwent significant fire safety system installations in 2018, including new fire alarm devices and sprinkler systems. The property has made efforts to comply with regulations, such as the recent permit filed in July 2024 to memorialize non-accessory parking designation. However, the pattern of recent complaints suggests ongoing challenges with building systems and maintenance, particularly regarding elevator reliability and fire safety compliance. The property is also in the process of transitioning some parking spaces from residential to public use, as evidenced by recent permits and planning documents.

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

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Risk rating

How 399 Fremont 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

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
1th percentile

Out of 268 buildings in this neighborhood, 265 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
7%
No DBI
violation
93%
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.

NOV rate, owner's portfolio

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

Notices of Violation (past 7 years)

DBI issued Notices of Violation at this address over the last 7 years — a direct record of code enforcement activity.

12-Month severity forecast
No violation 3.5%
Moderate concern 14.1%
Severe concern 82.4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

399 Fremont St apartment reviews

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The story over time

399 Fremont St event timeline

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

2026
DBI Complaint Jun 18
Date last observed: 16-jun-26; time last observed: 10:00pm; floor: 8; unit: 821; exact location: main bldg; building type: residence/dwelling plumbing inoperative; no hot water; ; additional information: the building management frequently shuts off all water access (both hot and cold) to the kitchen and bathroom fixtures, completely rendering sinks and showers useless. the toilets function intermittently during these times. these shut-offs occur regularly, often with less than an hour's notice or absolutely no notice at all, violating building codes for advanced notice of service disruptions.;
Housing Inspection Services
Building PermitJun 11
5/f common hallway: install insulation, drywall, trim casing and baseboard, apply texture, paint. 2/f common hallway: install insulation, drywall, apply texture, paint and install baseboard. lobby: install insulation drywall, apply texture and paint. no modification to framing. his nov#202657301.

See all 29 events

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

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Every record we have

Full data for 399 Fremont St apartments

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

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