Matlin & Associates

A HUGE WIN FOR LANDLORDS IN CALIFORNIA!!!

Bill requiring rental owners accept pets stalls in state Senate

A legislative proposal that initially aimed to eliminate no-pet policies across California rental properties will not move forward this year.

Assemblyman Matt Haney, D-San Francisco, decided not to bring AB 2216 forward for a hearing, effectively ending its progress for 2024.

Amendments were planned for the bill that would have mandated landlords in larger buildings to accept at least one common household pet. Owners could have been authorized to collect pet rent, to mandate tenants maintain pet liability insurance, and pay a security deposit for their pet. The California Apartment Association had secured amendments that would have exempted buildings with 15 or fewer units from the provisions of the bill.

A Russian Hill house has become nationwide news and Matlin & Associates is proud to have been a source in this San Francisco Chronicle Article, explaining and deciphering the family drama and validating the leases that are less than 35 years. 

The viral $488,000 San Francisco home has a buyer — and the deal exposes a dramatic backstory Who would buy the Russian Hill home listed for $488,000 – but with a major catch? Buyer’s identity reveals a dramatic backstory.

Supervisor Peskin's Legislation to Restrict General Obligation Bond Passthroughs Update

Thanks to all of the SFAA members who took their time to write and call the San Francisco Board of Supervisors (the Board) in our efforts to defeat Supervisor Peskin's legislation diminishing our ability to passthrough General Obligation Bond costs to tenants by 80-90 percent.

Despite our best efforts the proposal passed today Tuesday, April 23rd, 2024 at the Board by a unanimous vote. SFAA staff conducted numerous meetings with elected officials, and we had over fifty members reach out to the Board via email.

Your current Bond passthroughs are still valid. You need to take no action at this time. The calculation amount will change in the new tax year (2024-2025) and will be reflected on the Rent Board worksheet. Supervisor Peskin did amend the legislation so that we no longer need to file our passthrough paperwork with the San Francisco Rent Board.

The SFAA believes that individuals that can vote for the General Obligation Bonds should pay their fair share. Our leadership will look to opposing future bond measures due to the inequities in paying for these civic improvements.

What a great, insightful, and well written article about what ails San Francisco, Erica Sandberg
It is definitely worth reading whether you live in San Francisco or not.

Mayoral candidates offer their solutions to recovery - The Voice of San Francisco Optimistic “boom loop” declarations aside, San Francisco is suffering with profound financial problems, currently and most likely deep into the future. According to the City and County Ethics Commission, the city is facing a budget shortfall of $799 million over the next two years. The economi....

Supervisor Peskin's Legislation to Restrict General Obligation Bond Passthroughs Is Approved by the Rules Committee
It Will Be Heard by the Full Board of Supervisors on Tuesday, 4/23/24
📷
Supervisor Peskin's legislation which will drastically reduce a property owner’s right to pass through a portion of the costs associated with voter-approved General Obligation bonds was approved by the Rules Committee of the Board of Supervisors yesterday. It will now go for a vote by the full Board of Supervisors on Tuesday, 4/23/24.

The “General Obligation Bond Passthrough” legislation will eliminate the passthrough altogether for many residents and overall will reduce the passthrough by an estimated 80-90 percent.
In other words, City Hall wants to push the cost of paying for millions of dollars in General Obligation bond debt onto you.
Now, SFAA Needs You To:
· Call or email the following members of the Board of Supervisors to ask for a "NO" vote on “File Number 240174, General Obligation Bond Passthroughs” legislation. Contact information for each key Supervisor is below.

Tell the Board of Supervisors that it's important to take a stand and vote “NO” on this egregious proposal, even if you haven’t traditionally used the General Obligation Bond Passthrough. A "YES" vote is a vote to jeopardize the City's future bond measures.

Talking Points:
· All city residents should share in the cost of funding the public services and critical infrastructure improvements that General Obligation bonds pay for. This legislation unfairly pushes 90% of the burden of those costs onto property owners.

· The City is looking at approving over $1 Billion in General Obligation bonds over the next few years, including for critical items like waterfront safety, earthquake safety, and emergency response. Now is not the right time to approve this legislation and put future bonds at risk.

· If this legislation passes as currently written, you will be voting NO on all future bond measures and contributing to campaigns to defeat future bond measures.

· A "YES" vote on this legislation is a vote to put the City’s capital plan and future bond measures in jeopardy.

· The existing General Obligation Bond passthrough amount for tenants is minimal, and there are currently financial hardship provisions for low-income tenants. Even so, it’s important that tenants and property owners each contribute to civic improvements.

· Feel free to elaborate with your personal experiences or thoughts on this issue.

Emails and Phone Numbers for the following members of the Board of Supervisors can be found here:
Supervisor Catherine Stefani: (415) 554-7752
Supervisor Aaron Peskin: (415) 554-7450
Supervisor Joel Engardio: (415) 554-7460
Supervisor Matt Dorsey: (415) 554-7970
Supervisor Rafael Mandelman: (415) 554-6968
Supervisor Ahsha Safai: (415) 554-6975
Board of Supervisors Clerk Angela Calvillo
Thank you for helping fight back against the City’s effort to unfairly saddle property owners with additional expenses, especially those that pay for civic improvements that all residents benefit from.

SF under State of Emergency - Rent increase MUST be below 10%

Governor proclaims emergency across 11 counties tied to February winter storms
April 4, 2024
In recent days, Gov. Newsom proclaimed a state of emergency for a total of 11 California counties to support the ongoing recovery from the early February winter storms that caused significant damage to highways and roadways and widespread damage to public property.
Newsom’s proclamation, issued Friday, March 22, names the following counties: Alameda, Butte, Glenn, Lake, Mendocino, Monterey, Sacramento, San Francisco, Santa Cruz, Sonoma, and Sutter.
The governor’s emergency proclamation triggers Penal Code Section 396, the state’s anti-price gouging law. This law makes it illegal to increase the price of many consumer goods and services, including that of rental housing, by more than 10% above pre-emergency levels. The limits on rent increases apply to existing tenants and to rent increases at unit turnover.
Significantly, the proclamation issued on March 22nd suspends the price-gouging restrictions of Penal Code Section 396 for four out of the eleven counties covered by the proclamation. To wit, Alameda, Mendocino, San Francisco, and Sonoma counties are exempt from the anti-price gouging limitations under Penal Code 396.
The latest state of emergency and protections against price gouging are slated to expire April 21, 2024. However, the declaration may be extended if necessary.
Violations of the statewide anti-price-gouging law can result in severe penalties, including a year in county jail, fines up to $10,000, or both, in addition to potential civil penalties. Local ordinances might impose further penalties.
The California Apartment Association reminds members that it does not track emergency declarations by local officials. For local emergencies declared by cities and counties, landlords should consult with the relevant local authorities regarding the implications of Penal Code Section 396.

Richard Darnell Holder, III, the first Black, deputy police chief in San Francisco, has passed away. 💔

A kind-hearted man, he would do anything for his family and close friends. He was a man of truth, duty, and integrity whose greatest joys were his family, the San Francisco Giants, the 49ers, and Disney.

To me, this was a man that showed kindness and compassion in everything that he did. He loved his son, AJ, and was so very proud of him. From the day I graduated law school and started the San Francisco DAs office, Chief Deputy Holder was always there for me.

I am devastated by his sudden passing, not only for his son, but for his mother Peggy, who as single mother raised this amazing man.

To all of the officers that served under him and knew him so well, the rest of his family and his friends. My sincere condolences. San Francisco Police Officers Association and San Francisco Police Department thank you for honoring him. 

Fly free DC Holder and may you be at peace.
💙💙💙💙
San Francisco Police Department
SFPOA thank you for honoring this hero with dignity and full honors. 

🐲Gong Xi Fa Cai!🐲

Let the Dragon guide you and keep you safe on our adventures in the lunar new year.

🧧Happy Chinese New Year to you all!!!🧧

Appeals court keeps injunction against San Francisco homeless camp sweeps in place!

Injunction against San Francisco's encampment sweeps left in place by appeals court The U.S. Court of Appeals for the 9th Circuit on Thursday left in place an injunction against the city of San Francisco that prevents the city from clearing encampments without first offering the residents shelter.

Matlin & Associates would like to wish everyone a very happy, healthy and prosperous 2024 

Please support the Jewish People by attending the annual Bill Graham Menorah Lighting in Union Square as Hanukkah is early this year.

Union Square Menorah Lighting Schedule:

Thursday, December 7th
3:30 pm Gathering & Live Music
5:00 pm 1st Lighting Ceremony

Friday, December 8th
2:30 pm 2nd Lighting Ceremony

Saturday, December 9th
8:00 p.m. Gathering & Music
8:30 pm 3rd Lighting Ceremony

Sunday December 10th “Bill Graham Menorah Day”
2:00 pm – 6:00 pm: Fourth Lighting Ceremony @4:45 pm
2:00-4:45 pm: Dreidel House Kids Crafts
2:00 pm: Children's Entertainment with Isaac Zones
3:00 pm: SHAMATI
4:45 pm: Menorah Lighting Ceremony honoring George Zimmer, dignitaries and special guests!

Monday, December 11th
4:30 p.m. Gathering & Music
5:00 pm 5th Lighting Ceremony

Tuesday, December 12th
4:30 p.m. Gathering & Music
5:00 pm 6th Lighting Ceremony

Wednesday, December 13th
4:30 p.m. Gathering & Music
5:00 pm 7th Lighting Ceremony

Thursday, December 14th
4:00 p.m. Gathering & *Live Music*
5:00 pm 8th Lighting Ceremony

Bill Graham Menorah The Bill Graham Menorah Project is an annual Chanukah Menorah Lighting in Union Square. This event is coordinated by Chabad of San Francisco.

San Francisco Landlords For rent-controlled units, the annual allowable increase amount effective March 1, 2024 through February 28, 2025 is 1.7%.

Annual Rent Increase for 3/1/24 - 2/28/25 Announced | San Francisco News Annual Rent Increase for 3/1/24 - 2/28/25 Announced For rent-controlled units, the annual allowable increase amount effective March 1, 2024 through February 28, 2025 is 1.7%. November 17, 2023 For rent-controlled units, the annual allowable increase amount effective March 1, 2024 through Februa...

ALL CALIFORNIA LANDLORDS
Legislation limiting security deposits signed into law by Gov. Newsom

October 13, 2023

California legislation that limits security deposits to one month’s rent for both furnished and unfurnished units was signed into law Wednesday by Gov. Gavin Newsom.

The bill, AB 12, was authored by Assemblyman Matt Haney, D-San Francisco; it passed both the Senate and the Assembly houses in September. The legislation introduces a notable shift from existing law, under which landlords can charge up to two months’ rent for an unfurnished unit and three months’ rent for a furnished one.

The law does make an exception for some small landlords, as defined, if they own no more than two residential rental properties that collectively include no more than four dwelling units offered for rent. In addition to owning a limited number of units, the owner must hold the property as a natural person, a limited liability company (in which all members are natural persons), or as a family trust. Under these conditions, small landlords are permitted to collect up to two months’ rent as a security deposit.

This exception does not apply when the prospective tenant is a military service member, however.

The law won’t take effect until July 1, 2024, providing landlords time to make the necessary adjustments. CAA will provide compliance materials and updated forms prior to the effective date of AB 12.

Bill Text - AB-12 Tenancy: security deposits.

Fleet Week Air Show Building Safety Flyer

As many of you know, next week is Fleet Week in San Francisco.

The SFAA worked with the Mayor’s Office and the SF Fire Department to create this printable flyer that you can use in your buildings or forward out to your tenants.
Feel free to forward to others. Let’s keep our celebration safe.

Building Safety Flyer

https://files.constantcontact.com/050f1ec0701/a5be40d5-fc8a-48c6-b063-9dc003d618d1.pdf?rdr=true

If you are an attorney or in the legal field, please take pierce’s pledge for me and especially for pierce and his family.

Pierce’s Pledge KEEP KIDS SAFE.Take Action That Impacts TodayEmpowering family law attorneys to protect and keep minor children safe during custody negotiations. In the past decade, filicide during court custody trials has been on the rise. On average, ONE CHILD A WEEK is murdered by a parent or step-parent during....

A very informative discussion with the president of the San Francisco police officers association, and the incomparable Erica Sandberg

Fear, fires, fentanyl & frustration - interview with SFPD Lieutenant Tracy McCray:, SFPOA president Lieutenant Tracy McCray is a native San Franciscan who grew up in public housing (Westside Courts) in the Richmond District. She served in the US Army as a M...

If you live in Alameda County please, for your safety, recall DA Price! Info can be found here

https://recallpamelaprice.org/

Key document filed in attempt to recall Alameda County DA Pamela Price

Attention San Francisco, landlords; building owners and property management companies:

A Message from the SF Fire Marshal and SFAA
It has come to SFAA's attention that some companies may be misleading (due to a misunderstanding or otherwise) building owners in regards to the requirements of the fire alarm upgrade.

The SF Fire Marshal’s office would like to remind San Francisco Building owners that the current fire alarm upgrade requirement for residential sleeping areas are only for buildings that have an existing fire alarm system. A fire alarm system is a system made up of components and circuits that monitor and annunciate the status of signal-initiating devices and initiate a appropriate response to those signals. These systems typically have a main fire control panel, horn/bells, smoke detectors and/or pull stations.

NOTE: Stand-alone smoke alarms (including those that detect carbon-monoxide), which detect smoke and sound an alarm at the device only, are not part of a fire alarm system. There is no SFFD requirement to test and verify the audibility of smoke alarms as part of this program. SF building owners are not required to hire a fire alarm contractor to test the smoke alarms and submit the results of the test for a waiver of the upgrade.

Between May 2022 and May 2023 home prices dropped significantly in many areas of the Bay Area. While homes are still very expensive and the average person can’t afford to buy a home, this is interesting data!

At the top of the list was the East Bay city of Dublin, where home values plunged more than 15.37%, according to the study. Prices for the typical home in Dublin averaged $1,264,563 in May, a drop of $230,000 from the previous year.

San Francisco ranked second, dropping 13.3%, or $195,275, to bring the average home value of a typical home to $1,273,464.

Oakland followed, and it was the only city in the top 10 with a home value under $1 million, according to the analysis.

Pleasanton and San Mateo took the sixth and seventh rankings respectively.

Other Bay Area cities identified among the top to see the biggest percentage drops included Alameda, Mountain View, Berkeley, Livermore, Union City, and San Ramon.

Home prices fell in many Bay Area cities, experiencing biggest percentage declines in the country, study says A new study suggested that the Bay Area’s housing market was seeing one of the nation’s largest cooldowns, as 13 local cities were among a list of the top 18 U.S. spots, where home prices were falling.

ALL LANDLORDS ALL OVER THE USA

Help Stop Federal Rent Control!

The National Apartment Association to help support their efforts to fight federal rent control.

On May 30, 2023, the Federal Housing Finance Agency (FHFA) issued a Request for Input on tenant protections. This exercise could result in the adoption of a range of negative policies including national rent control, a “source of income” mandate requiring acceptance of Section 8 vouchers, just cause eviction requirements that effectively prohibit non renewals, and extended notice procedures for residents in federally-backed properties, to name a few.

As the FHFA considers expanding federal landlord and tenant requirements on Fannie Mae and Freddie Mac-backed properties, it is essential for members of the rental housing industry like you to provide perspective about your business practices. The feedback FHFA receives will inform their future decision-making, so it is critical that the agency hears directly from our industry. This is your chance to engage directly to protect your business and your communities from potential harmful policies!

The deadline to submit comments is July 31, 2023. Take action TODAY by clicking the button below!

You can also provide feedback by using the response form at FHFA’s website https://www.fhfa.gov/AboutUs/Contact/Pages/Request-for-Information-Form.aspx (select “Tenant Protections” from the “Select a Topic” menu).

Thank you.

Provide Input | Federal Housing Finance Agency This annual report describes FHFA's accomplishments, as well as challenges, the agency faced in meeting the strategic goals and objectives during the past fiscal year.

From Jackie Tom of Rentals in SF

Pricing units in a transitional market:
One of the current challenges landlords face is determining the optimal pricing for their units. Many landlords rely on the current listings in the market to gauge where they should start, but this approach doesn't provide insight into the actual rental prices those units achieve.
In a transitioning market, it becomes crucial to strike a balance between avoiding overpricing, which may lead to extended vacancy, and not undervaluing the property and leaving potential rental income on the table.
However, what I've discovered through experience is that regardless of the initial price, if you position the property appropriately, it will typically rent at its market value. A recent scenario serves as an excellent example. We had a property available, and it was initially listed at $4,200 plus parking. However, it generated minimal interest at that price point. Sensing the need for adjustment, we decided to lower the rent to $4,000/$3,995, which immediately attracted a significant amount of interest. Moreover, the open house received a substantial turnout, creating an impression of high demand for the property. Consequently, we received an offer that matched the original asking rent!
This real-life experience highlights the fact that while it may be uncertain where you should begin with your asking price, employing effective strategies and positioning the property appropriately can ensure that it rents at its market value, irrespective of the initial starting point.

We are wishing everyone a safe and wonderful Independence Day. 

Promote love and acceptance and stand up against hate!!! 💕🌈❤️💛💚💙💜🏳️‍🌈

This is a cause very near and dear to Matlin & Associates, and we have taken the pledge. During a horrible custody battle, the San Francisco family court judges did not take Lesley, the mother’s concerns about her son’s safety seriously. The consequences of that action,by said judges, resulted in Pierce’s father murdering Pierce and then committing su***de.

Even if you cannot attend this launch of Pierce’s pledge, please spread the word, to all family law attorneys, across the country and get them to take the pledge and also please feel free to make a donation.  https://go.skimresources.com/?id=98953X1671433&xs=1&url=https%3A%2F%2Fcenterforjudicialexcellence.networkforgood.com%2Fprojects%2F165505-pierce-s-pledge&sref=https%3A%2F%2Fwww.paperlesspost.com%2Fgo%2FjkQ2B2PcjPKGybFz5ZXaL

Please join the Hu Family, our long term clients, on April 6th, 2023, as Lesley launches Pierce's Pledge, in honor of her son. She and her allies have developed Pierce's Pledge to try and prevent something like this from happening to anyone else and Pierce's legacy will be that to save other children.

It has been a trying couple years since we tragically lost him and as we pick pick up the pieces, we keep him in our hearts!

We would love your support!!! 💚

https://pp.events/avLwx3dl?utm_campaign=desktop_flyer_share_dialog&utm_medium=email&utm_source=email-preview&utm_content=inviteGuests

From our former client and friend, Scott P. Hu

"Today, 2 years ago, would be my nephew's last full day of his short life... I still struggle with his loss and I still struggle with my grief. I struggle with the fact that I'll never hug him again or hear his laughter. This I will live with...

I would love for your help to spread Pierce's Pledge across this country and beyond. No family should ever feel this pain and if we can spare one family of this sort of tragedy, we would be doing something to honor Pierce.

Thank you all for your support over the last couple of years! Your friendship and kindness has been needed & appreciated. 💚"

We at Matlin & Associates have taken the pledge...we ask all of you to do the same.

Pierce’s Pledge KEEP KIDS SAFE.Take Action That Impacts TodayEmpowering Family Law Attorneys to contribute their efforts to protect and keep minor children safe during custody negotiations. Take a Stand,Take the Pledge Pierce’s Pledge   In the past decade, filicide during court custody trials has been on the ris...

Matlin & Associates wishes each and every one of you a very happy, healthy and prosperous 2023 

Christmas is this Sunday, Dec 25; Hanukkah continues thru Monday night, Dec; 26 and Kwanzaa is also on Dec 26 - a 'trifecta' of holiday cheer! 🕎🎄🎅🏻🤶🏻🎆

Matlin & Associates wishes everybody a Merry Christmas, Chag Sameach, and a Joyous Kwanzaa to all.

Happy Crimbo, Merry Christmas, Happy Holidays, Geseënde Kersfees, Feliz Navidad, Feliz Natal, З Божым нараджэннем, Joyeux Noel, fröhliche Weihnachten, 圣诞快乐, gleðileg jól, Wesołych Świąt, สุขสันต์วันคริสตร์มาส, maligayang pasko, Mừng Chúa Giáng Sinh, Շնորհաւոր Սուրբ Ծնունդ, メリークリスマス, 메리크리스마스, Joyous Yule Happy Hanukkah