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1040-1042 Florida St

Inner Mission, SF 94110 4149006 2 units · 2 fl · 1900

This building has significantly more problems than most nearby buildings. 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

At or below average

avg 2.6

2

FewerMore

This building has 2 novs (7y), at or below the Inner Mission average of 2.6.

12-Month Maintenance Forecast

71%

(risk — lower is better)

Notable issues

Estimated probability of a DBI violation or complaint in the next 12 months.

7-YEAR TREND Violations + complaints / yr

'20

'21

'22

'23

'24

'25

'26

'27*

*Next year, projected from recent activity and predicted risk.

7-Year Historical Counts

2

NOVs (7y)

5

DBI Complaints (7y)

10

311 Calls (7y)

0

Fire Incidents

0

2nd NOVs

2

Dir. Hearings

0

City Atty

2

Permits (7y)

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Rent & eviction protection

Is 1040-1042 Florida 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 1900

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.

Building characteristics

Units	2
Floors	2
Year built	1900
Total area	1,368 sq ft
Property type	Multi-Family Residential
Tax status	None
Blocklot	4149006

Ownership

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

Owner name

Kwok Charlie

Mailing address

929a Vallejo St San Francisco CA 94133

Last sale

081621

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.

1040 A Florida St, San Francisco, CA 94110

1042 Florida St, San Francisco, CA 94110

1040 Florida St, San Francisco, CA 94110

Augrented Insights

Initial analysis

This two-story, two-unit multi-family residential building located at 1040-1042 Florida Street in the Inner Mission was built in 1900 and is currently owned by Charlie Kwok. The property has undergone significant recent activity, most notably with a detached accessory dwelling unit (ADU) project at 1040a Florida Street, with permits issued in 2022 and additional plumbing and electrical permits issued in August 2024 showing ongoing work for a full bath, kitchen, and laundry room installation. The ADU construction has been the subject of multiple building complaints and violations in 2021, with concerns about unpermitted work including electrical, plumbing, and construction activities, though recent permits suggest efforts to bring the structure into compliance.

The building has a history of addressing crucial infrastructure needs, with a 2021 kitchen and bathroom remodel and extensive safety improvements following a significant fire incident in 2011 that required exterior siding, interior sheetrock, and electrical system repairs. Historical records show various maintenance work including stair replacements (2007) and earlier repairs dating back to the 1980s. The property has experienced some recurring neighborhood issues typical of the area, including sidewalk blockage, garbage concerns, and tree maintenance needs, with the most recent service requests occurring in 2024. Two active building violations from 2021 remain on record, including one related to a fire damage repair compliance issue from 2011, with a director hearing scheduled for December 2023. The property has also undergone notable improvements to its electrical systems, including service upgrades and rewiring projects in 2011 and 2022, while maintaining compliance with various building codes and regulations throughout its ongoing modifications.

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

Risk rating

How 1040-1042 Florida 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

12th percentile

Out of 2380 buildings in this neighborhood, 2094 are predicted to be safer.

RiskiestSafest

Predicted 12-month outcome

29%

No DBI
violation

71%

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.

DBI complaint rate, owner's portfolio

Per-building complaint rate across the owner's portfolio.

Director's hearing rate, owner's portfolio

Per-building rate of director's hearings across the owner's portfolio.

12-Month severity forecast

No violation 21.9%

Moderate concern 62.9%

Severe concern 15.2%

Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.

Apartment reviews

1040-1042 Florida St apartment reviews

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On the map

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The story over time

1040-1042 Florida St event timeline

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

2025

Plumbing Permit Sep 23

Unit 1040(a) adding adu at rear full bathroom and kitchen and laundry room. ref permit #pp2024-0809-311

Complete

311 RequestAug 06

Other excessive noise

See all 19 events

Full history back to 2021 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 1040-1042 Florida St apartments

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

What this is

Permits issued by the SF Department of Building Inspection for new construction, alterations, and repairs. Includes estimated cost and current permit status.

Permit #	Description	Cost	Filed	Status
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What this is

Plumbing permit applications filed with the SF Department of Building Inspection. Covers plumbing installation, repair, and replacement work.

Permit #	Description	Filed	Status
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What this is

Electrical permit applications filed with the SF Department of Building Inspection. Covers electrical wiring, panel upgrades, and related work.

Permit #	Description	Filed	Status
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What this is

Notices of Violation issued by the SF Department of Building Inspection for code violations. Unresolved notices can escalate to legal action.

Date Filed	Complaint #	Description	Item	Category	Status
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What this is

Complaints filed with the SF Department of Building Inspection about code violations. Tracks the complaint lifecycle from filing through abatement or referral.

Complaint #	Date Filed	Date Abated	Division	Status	Description
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What this is

Planning Department project entitlements — discretionary review, conditional use, variances, and environmental review for this parcel.

Address	Opened	Closed	Status	Description	Applicant
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What this is

Planning Department administrative and compliance records that are not full project entitlements — pre-application meetings, code violations, and referrals.

Address	Opened	Closed	Status	Description	Applicant
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What this is

SFFD fire incidents geo-joined to this parcel. Covers structure fires, alarms, and emergency responses with injury and fatality counts.

Date	Situation	Civilian Injuries	Civilian Fatalities
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What this is

Fire code violations issued by the SFFD. Tracks corrective actions required and resolution status for fire safety code enforcement.

Violation Date	Description	Corrective Action	Status	Close Date
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What this is

Fire code complaints received by the SF Fire Department geo-joined to this parcel. Includes complaint type, disposition, and outcome.

Received	Description	Disposition Date	Disposition
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What this is

SF 311 service requests geo-joined to this parcel. Includes maintenance complaints, street/sidewalk issues, and quality-of-life requests.

Opened	Type	Agency	Category	Details	Status
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What this is

Buildings subject to SF's mandatory soft-story seismic retrofit program. Unreinforced multi-story wood-frame buildings must meet compliance tiers.

Tier	Status
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What this is

Tenant buyout (Ellis Act pre-cursor) agreements recorded with the SF Rent Board. Tracks amounts paid to tenants to vacate rent-controlled units.

Disclosure Date	Buyout Date	Amount	Tenants
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Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning