https://www.avaloncommunities.com/california/san-francisco-apartments/avalon-ocean-avenue-affordable-program
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Monday, June 15, 2026
Sunday, June 14, 2026
【Eng Sub】三藩市泊車停車新攻略：咪錶換新、App付款、停車場預約、罰單貼士｜San Francisco Parking Changes
https://youtu.be/bHh3Aho0CoQ?si=TxZAckLPBKxUf-fQ
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Saturday, June 13, 2026
149
這兩張圖片是三藩市建築檢查局（Department of Building Inspection, DBI）對位於 **149 Jules Ave** 的物業發出的官方處分文件。
簡單來說，這意味著該物業因為有**嚴重的建築違規問題（Code Violations）且長期未解決**，目前正面臨政府的**罰款和法律制裁**。
以下為您逐張詳細拆解文件的核心意思：
### 第一張圖片：費用評估與催繳單（INITIAL BILL - Assessment of Costs）
* **發信日期**：2025 年 5 月 27 日
* **主要內容**：
* 政府指出，該物業的違規個案（Case）並未在規定期限內完成修正，導致案件進入了「局長聆訊（Director's Hearing）」並記錄了「減除命令（Order of Abatement）」。
* 由於業主沒有及時解決問題，政府依法向業主加收「**行政評估費用（Assessment of Costs）**」，用以支付政府派員檢查、開庭和跟進的行政成本。
* **目前欠款金額**：**$3,333.09 美元**，並且寫明「目前已到期且必須立刻支付（NOW DUE AND PAYABLE）」。
* **後果警告**：如果業主不及時繳交這筆費用，政府會**在該物業上登記留置權（Lien）**，這筆欠款將會被直接加到下一期的**物業稅（Property Tax, 地產稅）賬單**中強制收取。
### 第二張圖片：減除命令（ORDER OF ABATEMENT）
這張是被膠帶貼在圍欄上的公告，屬於情節較嚴重的法律文書。
* **發信日期**：2025 年 5 月 21 日
* **主要內容**：
* 房屋局在 2025 年 5 月 15 日召開了聆訊，當時業主（Mudur Ritvik & Sewak Madhav）**並未出席（The owner was not represented）**。
* 局長裁定該建築物的現狀已構成「**公眾妨害（Public Nuisance）**」，正式下達這判決書（Order of Abatement）。
* **強制命令要求**：
1. **30 天內**必須為該物業提交「空置或荒廢建築物登記申請表（Registration of Vacant or Abandoned Buildings）」，並繳交 **$1,230.95 美元** 的初始登記費。
2. 必須繳清所有執法（CES）罰款。
3. 必須遵守空置房屋的相關法例（例如圍封安全、防範火災或治安隱患）。
* **上訴權利**：如果業主不服，必須在公告貼出或送達的 **15 天內**，向建築上訴委員會（Board of Examiners / Building Appeals Board）提出書面上訴。
### 總結
這意味著該物業（149 Jules Ave）目前被政府認定為**無人維護的空置荒廢房屋**，且積欠了至少三千多美元的行政罰款。如果業主繼續不理會，政府除了會課徵地產稅留置權外，罰款還會隨著時間不斷累積，甚至可能面臨進一步的法律起訴。
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San Francisco Oceanview Condo Real Estate Opportunity - $3,250,000
https://youtu.be/dnxrOabB_cY?si=W70fPe8w4eOxWPzl
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Tuesday, June 9, 2026
Rental increases
Navigating a sudden **$800 jump in home insurance** is an incredibly heavy burden, and it is a pain point many property owners in the 94112 zip code (Excelsior/Ingleside area) are facing right now.
Whether you can pass this insurance cost on to your tenant depends entirely on **when the building was built** and **what kind of property** it is.
### Step 1: Determine Your Property's Rent Control Status
San Francisco has strict rules regarding rent increases. Your path forward depends on which category your property falls into:
#### Case A: The Property is Fully Rent-Controlled
*(Typically multi-unit buildings built before June 13, 1979)*
* **The Rule:** You **cannot** simply add the insurance cost to the rent via a standard 30-day notice.
* **The Annual Cap:** For the current cycle (effective March 1, 2026, through February 28, 2027), the standard allowable annual rent increase is capped at **1.6%**.
* **The Legal Workaround:** You can file an **Operating and Maintenance (O&M) Expense Petition** with the San Francisco Rent Board. Because home insurance is a valid operational cost, if your total expenses outpaced the regular 1.6% inflation allowance, the Rent Board may grant you an additional base rent increase of up to **7%**.
* *Note: You must file the petition and wait for Rent Board approval before you can legally collect this extra amount.*
#### Case B: Single-Family Home or Condo (Exempt from SF Rent Control)
*(Buildings where the tenancy started after Jan 1, 1996, or newer construction)*
* **The Rule:** If you own a standalone single-family home or an individual condo, it is generally exempt from San Francisco’s strict rent caps under the Costa-Hawkins Rental Housing Act.
* **Statewide Limits (AB 1482):** Even if exempt from city-level caps, the property likely still falls under California state rent control if it was built more than 15 years ago. State law limits annual increases to **5% + local CPI** (usually totaling around 7% to 9% depending on the year's inflation data).
* **If completely exempt from both:** You can raise the rent to market rate to absorb your insurance costs, provided you give proper 30-day (for increases under 10%) or 90-day (for increases over 10%) written notice.
### How to Calculate a Standard 2026 Rent Increase
If your property is subject to standard SF Rent Control and you want to issue your standard annual increase, use this math:
$$ \text{New Rent} = \text{Current Base Rent} \times 1.016 $$
For example, if your tenant currently pays **$2,500/month**:
* **$2,500 × 0.016 = $40.00** maximum monthly increase.
### What You Should Do Next
If you are dealing with a multi-unit property or want to explore the formal petition process to offset that $800 insurance spike, you have a couple of solid options:
Sharing your primary residence with tenants changes the landscape entirely. Because you live in the same house and are renting out a single room (even with its own private bath and sink), specific exceptions under the **San Francisco Rent Ordinance** apply.
Here is exactly how the rules shake out for a master bedroom suite under 200 square feet in an owner-occupied home:
### 1. Rent Control Exemption (The Price Limit)
If the house is a single-family home or a condo where you (the owner of record) also live full-time, the room is **exempt from San Francisco’s local rent control limits**.
Under California’s Costa-Hawkins Rental Housing Act, a single rental room inside an owner-occupied single-family home does not face the city's strict annual 1.6% cap. However, **statewide limits (AB 1482) still apply** if the home was built more than 15 years ago. Under state law, you can legally increase the rent up to the maximum allowable state cap—which is **5% + the local Consumer Price Index (CPI)**, typically landing between 7% and 9% depending on the year's inflation data.
### 2. Eviction Protection Exemption (The "Just Cause" Rule)
This is the most critical distinction for owner-occupied properties in SF. Normally, landlords need one of 16 legal "just causes" (like non-payment or lease violations) to end a tenancy.
* **The Rule:** An owner who lives in the same house and shares the property with the tenant **does not need a Just Cause** to end the tenancy or choose not to renew a month-to-month agreement.
* **The Condition:** This exception applies smoothly if they are the *only* tenant household renting from you in the home. If you rent out multiple individual bedrooms to different, unrelated tenants under separate lease agreements, a court might view each bedroom as its own distinct rental unit, which would pull "Just Cause" protections back into play.
### Doing the Math for Your Raise
Since they pay **$736 a month**, if you want to apply a standard maximum increase under the California state cap (assuming a 5% base + roughly 3.8% local CPI for a total of **8.8%**):
$$ \text{Increase Amount} = $736 \times 0.088 = $64.76 $$
$$ \text{New Rent} = $736 + $64.76 = $800.76 $$
While an extra $64 a month helps, it won't fully cover an $800 insurance spike on its own. Because you have "Just Cause" exemption, you have room to negotiate a mutually agreeable rate with them to share the utility and insurance burdens, provided you give proper notice.
### Crucial Notice Rules
* **30-Day Notice:** Any rent increase of **10% or less** requires a formal, written **30-day notice** before it can take effect.
* **90-Day Notice:** If you choose to raise the rent by **more than 10%** (which would require confirming your property is completely exempt from AB 1482 statewide caps—such as a home built within the last 15 years), California law requires a written **90-day notice**.
* **Inventory Requirement:** Even for exempt or shared-home spaces, San Francisco requires landlords to report their unit status into the **SF Rent Board Housing Inventory** portal to maintain an active rent increase license.
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Monday, June 8, 2026
地膠
https://www.instagram.com/reel/DYKBmNixIyn/?igsh=NjZiM2M3MzIxNA==
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Monday, June 1, 2026
[加州房產]時隔6年，Alhambra精華地段再開新盤！食衣住行便利、生活機能滿分！還有8分高中！
https://youtu.be/kOffbcCnanU?si=gFkg_Jawd5FW1Gux
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