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118-120 Ripley St

Bernal Heights, SF 94110 5549073 2 units · 2 fl · 1900

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Bernal Heights
At or below average
avg 1.2
0
FewerMore

This building has 0 novs (7y), at or below the Bernal Heights average of 1.2.

Rent & eviction protection

Is 118-120 Ripley 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
Units2
Floors2
Year built1900
Total area2,838 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot5549073
Ownership

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

Owner name
Wayne Jr & Janet J Veatch R
Mailing address
Janet J Veatch Trustee 120 Ripley St San Francisco CA 94110
Last sale
040213

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.

120 Ripley St, San Francisco, CA 94110
118 Ripley St, San Francisco, CA 94110
Augrented Insights
Initial analysis

The two-unit residential building at 118-120 Ripley Street in Bernal Heights, owned by Wayne Jr & Janet J Veatch R, has undergone several significant improvements since its construction in 1900. Most notably, the property has received comprehensive solar system upgrades in 2012, with the installation of both a 1.8 kW and a 3.8 kW roof-mounted solar electric system. The building has seen substantial maintenance and modernization efforts, including window retrofitting, multiple roofing projects, and addressing dry rot issues between 2010-2011. Major improvements were completed in 2008, including a horizontal addition to the side yard, installation of a gas heating appliance in the home office, and window replacements in the basement. In 2021, there were two fire safety complaints related to blocked exits and exit maintenance, though records indicate these conditions were promptly corrected within days of reporting.

The property has experienced recurring issues with parking violations and street maintenance, particularly noticeable in late 2024, with multiple citations issued for sidewalk parking violations. There have also been several reports of garbage and debris in the vicinity, with three open or closed cases related to this issue between November and December 2024. While these environmental and parking concerns may affect the immediate area around the building, they are primarily external factors. The building's permit history demonstrates regular upkeep and improvements, with particular attention paid to energy efficiency (solar systems), safety (window retrofitting), and general maintenance (roofing, dry rot repairs) over the years. The most recent building activity recorded is a street space permit issued in August 2018, representing the last known permitted modification to the property's infrastructure.

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

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Risk rating

How 118-120 Ripley 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
93th percentile

Out of 1276 buildings in this neighborhood, 89 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
88%
No DBI
violation
12%
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.

Neighborhood location

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

Building permits, owner's portfolio

Permits pulled across all of this owner's buildings over 7 years.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

12-Month severity forecast
No violation 80.5%
Moderate concern 14.8%
Severe concern 4.6%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

118-120 Ripley St event timeline

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

2025
311 Request Dec 12
Parking on sidewalk
Parking Enforcement

See all 3 events

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

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Every record we have

Full data for 118-120 Ripley St apartments

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

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