Free SF apartment background check

1388 South Van Ness Ave

Inner Mission, SF 94110 6518012 2 units · 2 fl · 1906

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. No public enforcement record to go on. Walk the building, ask the current tenants how repairs get handled, and get any promises in writing.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Inner Mission — not a forecast
At or below average
avg 2.7
0
FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.7.

Rent & eviction protection

Is 1388 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 1906
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 1906
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 built1906
Total area2,332 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot6518012
Ownership

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

Owner name
Mailing address
1388 South Van Ness Ave San Francisco CA 94110
Last sale
March 16, 2011

Landlord portfolio

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

Unlock complete report
Augrented Insights
Initial analysis

The two-unit, two-story multi-family residential building at 1388 South Van Ness Avenue, owned by Richard K Stoltz, has a documented history dating back to its 1906 construction. The property has undergone several significant renovations, including a complete roof replacement in 2006 (cost: $5,000), bathroom and kitchen remodeling in 1999, and minor interior updates in 1987. A notable complaint was filed in December 1994 regarding hazardous conditions including unsafe wiring, carpeting issues in sleeping rooms, bathroom ceiling maintenance needs, lack of heating, and exposed electrical sockets, though this complaint was abated in February 1995. Two fire safety complaints were registered in December 2019 regarding blocked exits and an uncategorized issue, though both were resolved within a month.

The building's maintenance record shows more recent infrastructure work, including a gas houseline extension in 2011, while several plumbing and electrical concerns have been documented through 311 calls. Between 2022 and 2024, there have been multiple reports of sewage-related issues, including a backup incident in April 2022 and subsequent sewer work in June 2022. The property has also experienced various exterior maintenance challenges, such as graffiti removal in 2022, sidewalk concerns, and tree root damage affecting the sidewalk. The most recent issues involve street cleaning matters, including reports of garbage, debris, and waste between April 2023 and December 2024. While these exterior maintenance issues have been consistently addressed and resolved, they indicate ongoing challenges with the immediate surroundings of the property. The building's overall history shows regular maintenance and periodic updates, though some historical safety concerns from the 1990s and infrastructure issues from recent years demonstrate the importance of continued attention to both building systems and surrounding infrastructure.

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

Free account unlocks the full analysis — plus 2× more records across all data categories and the complete landlord portfolio.
Risk rating

How 1388 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
88thpercentile

Out of 2380 buildings in this neighborhood, 286 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
83%
No DBI
violation
17%
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.

Neighborhood (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Building permits, owner's portfolio

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

12-Month risk forecast
Low failure risk 17%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

1388 South Van Ness Ave apartment reviews

Real experiences from people who have lived here. Share yours to help other renters decide.

Share your experience — Help other renters by leaving an honest apartment review

Create account

Loading reviews…

On the map

Compare nearby alternatives

This building and nearby alternatives, color-coded by risk level. Click any marker to explore.

Buildings nearby
8 found
The story over time

1388 South Van Ness Ave event timeline

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

2019
Fire Complaint Dec 19
Blocked Exits
Duplicate Complaint
Fire ComplaintDec 03
Uncategorized Complaint

See all 2 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

Unlock complete timeline
Every record we have

Full data for 1388 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 1388 South Van Ness Ave compares to the neighborhood

This building against comparable properties in Inner Mission. Toggle filters to narrow the peer group.

Loading comparables…
Still apartment hunting in SF?

Look up the next apartment before you sign

Search any SF address free — no account needed to see the risk rating.

Search another address Get full report
Simple pricing

Get the complete picture

Every plan unlocks the complete report: all 13 SF datasets, full history, landlord portfolio, and PDF & Excel exports.

Pay once

Report Bundle

For the buildings you're deciding on right now

$10one time

3premium reports

$3.33 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 3 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 3 Reports — $10
Pay once

Apartment Hunter

For a wide search across many buildings

$39one time

30premium reports

$1.30 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 30 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 30 Reports — $39
Most Popular Current plan
Subscription

Renter

For the weeks when the stakes are highest

$8.33/mo

5premium reports / mo

Billed $100/year — save $44 vs monthly

Renews automatically until you cancel.

  • Unlimited standard reports — 50 records per dataset
  • 5 premium AI reports per month — live data, 200 records per dataset, all 27 record types
  • PDF & Excel exports on every report
  • Compare up to 10 buildings side-by-side
  • Full event timeline — every year of history
  • Landlord portfolio & ownership insights
Start Your Search

Less than $0.28/day. Cancel anytime.

Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning

Watch 1388 South Van Ness Ave
Get alerted the moment a new violation or complaint is filed.