256 Precita Ave, San Francisco, CA 94110

The Ayala Living Trust owns this two-unit, two-story multi-family residential building located at 256 Precita Ave in Bernal Heights, which was constructed in 1910. The property has undergone several significant renovations and improvements over the past three decades, with the most substantial work occurring in 2017-2018, when comprehensive interior remodeling was performed on the third floor, including bathroom and kitchen renovations, laundry installation, and electrical upgrades totaling approximately $40,000.

During this period, there were building violations filed in February 2017 regarding unpermitted work, specifically related to bathroom remodeling and drywall removal, which were subsequently addressed and abated by May 2017. The building has also received necessary maintenance through various permits, including a reroofing project in 2018 ($7,140) and infrastructure improvements such as sewer line repairs in 2012, heating unit replacement, and comprehensive electrical upgrades including new wiring, lighting, and appliance installations. The property has maintained active compliance with building codes since the 2017 violations were resolved, and has undergone regular maintenance including window installations in 1994, kitchen remodeling, and various structural repairs.

While there have been multiple 311 calls recorded in the vicinity of the property between 2024-2025, these primarily related to parking enforcement issues and street maintenance concerns rather than building-specific problems. Recent building-specific issues are not present in the 311 complaint records, suggesting stable current conditions. The mixed-use nature of the street space permits from 2017 and 2018 indicates occasional use of public space for building-related activities, though specific details of these uses are minimal.