Single-family homes in San Francisco are typically more valuable because they appeal to a broader pool of buyers—people who want a straightforward home without tenants or the responsibility of managing multiple units. So it stands to reason that there might be more than a few multi-unit building owners who’d love to turn their property into a house.

But the city rarely approves this type of change because it will reduce the number of housing units available. If an owner is somehow allowed to undertake this renovation, he or she will need the proper permits.

Your home-buying due diligence should begin with the building permit history (called the 3R), which is included in the disclosure package. The 3R is a key document in determining exactly what you’re buying. Item 1A lists the building’s “present authorized occupancy or use.” For a house, you should see “one-family dwelling.” If it instead says, for example, “four-unit dwelling,” that’s a red flag.

If the authorized use doesn’t match the current configuration, you run the risk of a neighbor or member of the public filing a complaint alleging that the property was improperly converted. The city would then investigate and likely request access to inspect the property. If the physical layout doesn’t correspond to the authorized occupancy, you could be required to restore the building to its original multi-unit configuration.

There are, of course, nuances to every situation, and outcomes can vary. But do you really want to be the one navigating a city investigation and potentially facing significant costs to undo renovations after you’ve already closed?

Pro tip: Review the 3R carefully, along with the tax records, and make sure you fully understand the risks before purchasing a property with unpermitted changes. A little diligence upfront can help you avoid a major and expensive headache later.

The post Is That House You’re Buying Really A Multi-Unit Building? first appeared on Inside San Francisco Real Estate.

These circular patterns identify underground water cisterns that function as emergency water sources in case a major fire breaks out.

There are reportedly 170 to 200 underground cisterns scattered around the city, some of which hold up to 90,000 gallons of water. After massive fires dating back to the mid-1800s destroyed large swaths of the city, followed by the devastating 1906 earthquake-related ones, city planners decided to construct the cisterns for an auxiliary supply. (The one above is at the corner of Dolores & 28th Street, near my home. The cistern below it holds 75,000 gallons of water.) Today, the cisterns are part of our overall emergency water supply that includes water reservoirs, fire boats, suction connections and pump stations.

Here’s a photo of an actual underground cistern (photo courtesy of Robin Scheswohl/San Francisco Public Utilities Commission):

Fire fighters can drop their hoses into the cisterns and tap the water supply if needed.

Curious where the cistern closest to your home is? Here’s a link to the SF Fire Department’s list of cistern locations.

The post What Are Those Brick Circles in the Pavement? first appeared on Inside San Francisco Real Estate.

Here’s how it works: States pass laws that allow local governments to establish PACE programs, which offer financing to homeowners for energy-efficient improvements. One such program with which I have transactional experience is the Home Energy Renovation Opportunity (HERO) loan. This program finances energy-efficient upgrades, and homeowners then repay the loan through an additional line item on their property tax bill.

What homeowners may not realize is that when it comes time to sell, they will likely have to pay off the remaining balance of the loan at closing. PACE loans, much like property taxes, must be paid in full before the mortgage lender can collect what it’s owed in the event of a foreclosure. This means that a buyer’s lender will not approve a loan on a property unless it’s guaranteed to be paid before the PACE loan is settled, and the PACE program will not subordinate itself to a new mortgage lender.

Unless you’re selling to a cash buyer, you’ll probably need to pay off the entire PACE lien before closing the sale. If the buyer is willing to assume the loan, he or she must also meet the requirements to qualify for the loan assumption and agree to the repayment schedule.

PACE programs can offer valuable benefits, but homeowners should carefully consider the amount they are financing, the repayment terms and how it affects their home’s equity. If the balance owed on the property is higher than its market value due to a large PACE loan, homeowners could face a short sale situation.

For buyers, it’s important to check the preliminary title report and other disclosures to ensure there are no unexpected PACE liens attached to the property before proceeding with the purchase.

And by the way, my Bernal listing worked out just fine after we sorted out the details. I’m now in good shape to handle my next transaction involving a PACE lien, so bring it on.

The post Prepare To Pay Off PACE Loan When You Sell first appeared on Inside San Francisco Real Estate.

When you’re buying a house in San Francisco, there’s a lot going on. One of the first things you have to do is nail down your insurance policy and provider. So it’s important to know what you’ll be looking for in terms of coverage level and annual cost.

To ease the load a bit, I’ve put together what I believe are the main items for comparison that should be standard in your home insurance coverage. Get two or three quotes and compare these policy sections with respect to coverage levels and how much of a premium you’ll pay:

1. Dwelling Replacement: This is the amount the insurance company will cover if your home is damaged or lost due to fire or hurricane. (You need separate policies for earthquake/flood insurance). The coverage is based on square footage, location, and other factors such as attached/detached garage, fireplaces, etc. You essentially want sufficient coverage so that if you had to rebuild your house, the insurance would pay for that. Insurance companies have their own formulas for calculating replacement cost, and it’s important to note that the number is not based on the market value of the property. It does not include the value of the land. You may also want to consider bumping up the amount of coverage by adding on extended dwelling coverage. This is a less expensive way to increase the cost allowed for a rebuild, and boosts the overall amount the insurance company would pay toward replacing your home. Here’s more on extended dwelling.

2. Personal Property: This portion covers personal items and household contents due to theft, fire, vandalism or other perils outlined. It’s advisable to take an inventory of all your belongings so you have an idea regarding how much coverage you’ll need. Better yet, have receipts, photos or other proof of ownership for these items in case you need that information.

3. Loss of Use: This is coverage that provides for your living expenses in case you have to relocate due to a claim while your house is being repaired. Standard policies usually provide coverage for about 20% of the dwelling coverage.

4. Personal Liability: In the event that someone has an accident on your property, you’ll want coverage against lawsuits. A standard policy typically covers $100,000 for each liability claim occurrence. If you have anything on the property that might increase risk in some way (i.e., a pool) you might want additional coverage. Very important: Personal injury is not automatically covered under personal liability. Make sure your policy includes personal injury, as well.

5. Medical Payments: This helps cover the cost of medical payments for which you might be held responsible if someone gets hurt on the property, but doesn’t want to sue you.

Pro tip: Don’t go with the least expensive policy you can find. Because if you compare coverage side by side among the providers you survey, you may find that you’re falling short on necessary coverage when you’re trying to save a few bucks.

The post Here’s Your Home Insurance Primer first appeared on Inside San Francisco Real Estate.

More than 100 condo owners attended and spoke at a hearing on February 23rd, many of whom reside at one of the 126 buildings in the north end of town that would be impacted. Under the new legislation, these buildings would have until 2032 to obtain permits for the sprinkler work.

This is somewhat of a reprieve, but it doesn’t remove the anxiety around this mandate. Potential buyers for condos in these buildings will still be concerned about purchasing a home that may end up costing them hundreds of thousands of dollars to pay for sprinkler installations.

So the permit deadline is no longer imminent. But the jury is out on whether this requirement will truly come to pass.

The post Board of Supervisors Approves Pause on Sprinkler Mandate first appeared on Inside San Francisco Real Estate.

Built in 1865 and lovingly restored over four decades, this 5BR/3BA home truly reflects its owners’ passion big time.  It has a long history and extensive back story that you can read about here. There are many cool features you don’t typically see—six marble fireplaces (all wood burning and operational); an 1870s Crawford cast-iron stove, Bradbury & Bradbury wallpaper and a large vaulted attic.

This is a rare opportunity for a buyer who values a carefully preserved piece of San Francisco history. My only wish for the future steward of this home: Whatever changes you make over time, please leave its soul intact.

Offered at $3,500,000

Here’s a great piece the SF Standard published last fall about 1556 Revere.

Here’s a look at some of the many rooms in the mansion:

Get in touch if you’re a qualified buyer who’d like to tour this residence! I’m at eileen@insidesfre.com | 415.823.4656

[Photos courtesy of Sotheby’s International Realty]

The post Historic Sylvester House Hits the Market first appeared on Inside San Francisco Real Estate.

My clients visited an open house recently that I recommended they see, with a heads up that the property next door was a bit of an issue. The single-family home they saw was well appointed, renovated, and on a lovely block. They loved the floor plan and overall space. The garden was cute and private. They basically liked everything about it—except for the hoarder house next door whose yard looked like the dump. They decided to pass.

I remember previewing a property in the Mission a few years ago and seeing an ATM machine strewn on the ground in the yaAnd there was also the time I checked out a property in Noe Valley adjacent to a large apartment building and was treated to the vision of a naked man wandering around inside his unit. Another time, I was previewing a condo in the west part of town where the next-door owners had several bee hives. It turned out that one of my clients was allergic to bee stings, so that condo was not going to be an option.

Be cognizant of the surrounding properties when you’re either selling a home or buying one. They may affect the price you’ll get for your home—or what you’ll pay for one.

The post Yes, Neighbors Can Affect Property Values first appeared on Inside San Francisco Real Estate.

In the end, half of those units have HOA dues that are well above what you can afford, and another has pet restrictions that won’t accommodate your two yellow Labs.

Knowing the fundamentals about a condo and its HOA can save you time when it comes to targeting your search. Here are my top five deal breakers to help you narrow down your prospects. Because let’s face it, you can only see so many homes between 2:00 – 4:00 on a Sunday:

1. HOA dues. This is a set amount of money paid monthly to the homeowners association. Dues typically help to cover costs such as building insurance, grounds maintenance, water, trash and property management. (They also sometimes cover earthquake insurance, but that’s another story.) The more amenities a building provides, the higher your dues will be. A South Beach high-rise with a fitness center, pool, and 24-hour doorman, for example, will have far higher HOA dues than that four-unit NOPA Edwardian. These days, however, buildings without amenities can also carry high HOA dues just because insurance, utilities and other costs have been steadily rising over the past few years. Read the fine print, and if the dues exceed your budget, move on to the next property.

2. Pet restrictions. I’ve come across some interesting pet limitations over the years while searching for properties for my clients. One Pacific Heights condo building I checked out had a no-pets policy, another building in which I had a past listing had a no-dogs policy. The most common pet policy in the San Francisco condo world is a two-dog or two-cat maximum. But you will often find weight restrictions, and in some cases, breed restrictions.

3. Rental restrictions. You may be intending to live in your condo for several years, but you might also eventually need a bigger space. And you may want to rent out that condo for additional income down the line. If that option is a must, it’s good to know up front whether there are any restrictions on renting your unit. One Nob Hill property that I visited for an investor client imposed a limit on the number of units that could be rented at one time; my client ended up passing because the ability to rent wasn’t a guarantee at the time he’d want to do so.

4. Outdoor space. If you absolutely need a garden or at least a deck, make sure the listing photos include photos of those things. Outdoor space of any kind in a condo is a real selling point, and listing agents usually don’t miss the opportunity to show it if their condo has it.

5. Parking. Yes, the listing details note that parking is included. But is it deeded or exclusive-use—or leased a block away for $300/month? Is the parking tandem, meaning you may have to move your neighbor’s car in and out of the garage on a regular basis? Know your limitations, and if independent parking isn’t negotiable, skip the condos that specify anything less than that.

The post My Top 5 Condo Deal Breakers first appeared on Inside San Francisco Real Estate.

I am deeply grateful for all my clients who entrusted me with their very important purchases and sales in 2025, along with all the folks who had the confidence in me to refer their friends, co-workers, neighbors and family members.

And of course, much thanks to the Corcoran Icon Properties staff and management for their support.

Looking forward to another great year ahead!

The post Thanks for A Top Year in 2025 first appeared on Inside San Francisco Real Estate.

Here are my three picks:

Pied-a-Terre #1: 8 Buchanan #803
1BR/1BA, 604 sq ft
$652/mo HOA dues
$700,000

8 Buchanan Street #803 is a bright upper-floor condo in Linea, a 115-unit building completed in 2014. The property is well appointed with modern finishes, in-unit laundry and airy outlooks. Its higher-floor location is a major plus, and the unit doesn’t directly face Market Street, helping minimize street noise.

Building amenities include elevator access, roof deck with panoramic city views, attended lobby and bike storage.

Linea sits at the crossroads of the Castro and Hayes Valley, offering excellent transit, shopping and dining access. Though #803 doesn’t include parking, the building is well suited for residents who bike, use Muni or rely on ride-share services. [Photos above courtesy Compass]

199 New Montgomery #604
1BR/1BA, 779 sq ft
$795/mo dues
$758,000

Over in Yerba Buena/downtown, 199 New Montgomery #604 offers a central location near the Financial District, Union Square, MOMA, Oracle Park, Yerba Buena Gardens, Embarcadero waterfront, Muni/BART and Caltrain.

#604 has an open floor plan, in-unit laundry, hardwood floors and custom window shades.

The building has 166 units and a 24-hour door person in a beautiful lobby, furnished roof deck with 360 degree views, two BBQs and a fire pit. [Photo above courtesy Engel & Voelkers San Francisco]

555 4th Street #721
2BR/2BA, 1,019 sq ft
$861/mo dues
$1,075,000

Buyers looking for a bit more space in their pied-a-terre may like 555 4th Street #721 in South Beach. I like this particular two bedroom more than the other two currently available at slightly lower prices because #721 has city views, gets great natural light and doesn’t face another unit’s windows.

Kitchen finishes feature Caesarstone countertops and European cabinetry, and the spa-like bathroom has a deep soaking tub and marble countertops. There’s also in-unit laundry and one-car parking.

The Palms is a 305-unit building with perks like keyless door entry, 24/7 lobby attendants, state-of-the-art gym, club lounge, movie theater, conference room and a lush landscaped courtyard.

Nearby are many restaurants, Whole Foods and transit/freeways. [Photo above courtesy The Agency]

The post Pied-a-Terre Picks in San Francisco first appeared on Inside San Francisco Real Estate.