70 Horace St, San Francisco, CA 94110

The property at 70 Horace Street, originally built in 1900 as a multi-family residential building, has undergone significant changes over the past decade, most notably a contentious conversion process in 2015-2018. In 2018, the front two units were combined into a single house, resulting in the removal of the wall between units and conversion from a 2-family dwelling to a single-family residence. This unauthorized change led to a complaint in 2017 (ref: 201726491) and subsequent enforcement action (DCP 2021-003486ENF).

The most recent restoration work in 2021 (cost: $8,500) successfully reinstated the wall between units and returned the property to its permitted two-family configuration. The building has received extensive infrastructure upgrades, including comprehensive plumbing work (new plumbing throughout, radiant heating system, new house trap and sewer lateral installation in 2024, though one permit expired), electrical rewiring completed in 2016 (including new meters, panel, and smoke detectors), and various structural improvements. Historical issues from 2006 regarding deteriorated exterior stairs and landings were resolved by 2013, and there were two fire code violations recorded in 2009 that were subsequently closed. Recent maintenance includes a mini-split system installation in 2022 and sewer lateral replacement in 2024.

The property's history includes a tenant buyout in 2015 involving 4 tenants and a payout of $105,733.32. Multiple permits show systematic updating of the building's systems, including complete rewiring, plumbing modernization, and HVAC improvements. The building has also been subject to several housing complaints over the years, including issues with paint scraping in 2012 and various encampment and parking-related complaints near the property in recent years. However, many of these complaints have been resolved or closed, and recent permits demonstrate ongoing maintenance and upgrading of the building's infrastructure.