Rent Control 101 for Inner Richmond Owners

Owning a rental in San Francisco’s Inner Richmond can feel complicated. Between local rent control, state rules, and strict procedures, it is easy to miss a step. You want to protect your asset, treat tenants fairly, and avoid costly mistakes.

This guide breaks down what rent control typically covers, how rent increases work, what to know about turnover and owner move-ins, and the key compliance steps for Inner Richmond owners. You will also see practical examples for two-flats, triplexes, and flat-over-garage setups common in the neighborhood. Let’s dive in.

What rent control covers in Inner Richmond

San Francisco rent control is created by the city’s Rent Ordinance and administered by the Rent Board. State laws interact with it but do not replace local protections. Understanding coverage is your first step.

Typical covered properties

Most multi-unit buildings and rental units built before the ordinance’s cut-off date are usually covered by local rent control and just-cause rules. In the Inner Richmond, that often includes the classic two-flats, three-flats, small walk-ups, and accessory units tied to a rental building. If you own one of these, assume coverage until you confirm the details.

Common exemptions to know

Some properties are not covered by San Francisco rent control. Single-family homes are commonly exempt. Units built after the ordinance’s cut-off date are typically exempt. Condominiums and some condo-converted units have different rules that can affect coverage. Owner-occupied units and units tied to certain federal or state subsidy programs may also be treated differently.

Quick coverage check

Start with a simple test:

• Identify original construction date for the building.
• Confirm if the unit is part of a multi-unit property or a single-family dwelling.
• Determine whether the property is a condominium.
• If locally exempt, check whether the statewide Tenant Protection Act (often called AB 1482) or other state rules still apply.

If you are unsure, check unit classification with local records and confirm how the Rent Board treats your specific setup.

Your core obligations as a landlord

If your Inner Richmond unit is covered, you must follow specific rules on registration, rent changes, and notices. Even if your unit is exempt locally, some state rules can still apply. The San Francisco Rent Board provides forms, guidance, and processes for many of these items.

Register and keep records

Many rental units must be registered with the Rent Board. Plan on updating registration and rent data each year. Keep a clean paper trail. Maintain signed leases, a rent ledger, copies of any increase notices, repair and capital improvement receipts, and permit records for work that affects habitability or qualifies as a capital improvement. Good records make petitions and disputes easier to manage.

Annual allowable increases

Each year the Rent Board publishes an annual general adjustment that sets the baseline for rent increases on covered units. Use the current figure and the required notice before changing rent. For certain cost increases, you can apply for Individual Rent Adjustments to pass through a portion of qualifying expenses, such as major capital improvements. These pass-throughs require formal applications, documentation, and structured amortization.

Notice rules and timing

San Francisco and California law set strict content and timing rules for notices. This includes rent increases, terminations, and any eviction-related notice. If a notice is late, incomplete, or served improperly, your action can be invalidated. Use official forms or have a knowledgeable local professional prepare notices.

Just-cause eviction basics

Covered units are protected by just cause. Fault-based reasons include nonpayment of rent or material lease violations. Certain no-fault reasons can also qualify, such as an owner move-in or withdrawal of the unit from the rental market under the Ellis Act. No-fault evictions often trigger relocation assistance and set limits on how and when you can re-rent the unit. Follow the exact steps and file required paperwork with the Rent Board.

Turnover and owner move-in scenarios

Inner Richmond owners often manage long-term tenancies in older buildings. The rules around turnover and owner occupancy matter for your planning and cash flow.

When a long-term tenant leaves

If a tenant vacates a pre-1979 unit that is locally controlled, state law generally allows you to reset the rent to market for the new tenancy. This is often called vacancy decontrol. You still need to update your Rent Board registration and confirm you met any obligations tied to the prior tenancy. Keep documentation clean to avoid disputes.

Owner move-in, step by step

Owner move-in is a recognized no-fault reason for ending a tenancy, but it is heavily regulated. Expect formal notice, declarations of intent to occupy, and relocation assistance in many cases. The city closely scrutinizes whether the owner or qualified family member actually occupies the unit for the required period. Re-rental restrictions can also apply after an owner move-in. If you plan an OMI, build a timeline, budget for payments, and follow the Rent Board’s procedures precisely.

Flat-over-garage and accessory units

Many Inner Richmond garages were converted historically into living spaces. Before renting or upgrading a flat-over-garage, confirm permits and the certificate of occupancy. Unpermitted units carry legal and financial risk and can affect how rent control applies. If you plan to formalize or improve an accessory unit, make sure permits are in place before marketing or leasing.

Permits, habitability, and short-term rentals

Any structural change or conversion requires proper permits from the city’s building department. Keep permit records with your rent ledger and lease files. Habitability improvements and capital projects can sometimes support a pass-through via an approved individual adjustment. Short-term rentals under 30 days have separate limits and registration requirements. If you plan seasonal or short-term use, confirm primary-residence and registration rules before listing.

A practical compliance checklist

Use this checklist to reduce risk and stay organized:

• Confirm coverage
  • Verify build date and unit type: single-family, condo, or multi-unit.
  • Check Rent Board registration status for each unit.
• Register and keep records
  • Complete required Rent Board registrations and annual updates.
  • Keep leases, notices, rent ledger, repair receipts, and permit records.
• Follow rent change rules
  • Use the current annual general adjustment for any increase.
  • File for individual adjustments when seeking capital improvement pass-throughs.
• Use correct notices
  • Serve proper, timely notices for increases, terminations, and any eviction.
  • Keep proof of service and copies of all documents.
• Pull permits for work
  • Obtain permits for conversions and major improvements before starting.
  • Retain final sign-offs and occupancy documentation.
• Handle no-fault actions by the book
  • For owner move-in or Ellis Act steps, follow filing procedures and pay required relocation where applicable.
  • Track occupancy commitments and re-rental limits.
• When in doubt, consult
  • Contact the Rent Board for current forms and procedures.
  • Engage local professionals for complex filings or day-to-day management.

Common mistakes to avoid

• Skipping registration or missing annual updates.
• Using outdated general adjustment figures for a rent increase.
• Serving notices with incorrect content or timing.
• Starting an owner move-in without budgeting for relocation assistance.
• Performing garage-to-unit conversions without permits.
• Poor recordkeeping that undermines petitions or defenses.

How a local strategy protects your asset

In the Inner Richmond, details like building age, unit type, and permit history drive your options. Most landlord problems start as procedural missteps. A local, step-by-step plan reduces risk and keeps income steady. Confirm coverage, follow the Rent Board’s processes, and document everything. When a tenant moves out or you plan an OMI, a clear timeline with notices, filings, and checklists helps you avoid costly do-overs.

If you are out of the area or juggling multiple units, consider a local manager who understands Rent Board registration, notice service, rent ledgers, and vendor coordination for permitted work. That frees you to focus on strategy while your property stays compliant.

How Kevin Wong can help

With deep Inner Richmond roots and hands-on management experience, Kevin supports owners through the full lifecycle of a property. You get neighborhood expertise and operational follow-through in one place.

Here is how Kevin can support you:

• Full-service property management for small multi-unit and single-unit rentals.
• Tenant screening, leasing, rent collection, and move-in and move-out coordination.
• Notice preparation and compliance workflows tied to Rent Board procedures.
• Vendor and permit coordination for repairs and capital improvements.
• Strategic guidance on turnover, owner move-in planning, and long-term disposition.

Ready to simplify rent control compliance and protect your cash flow in the Inner Richmond? Connect with Kevin Wong for practical, local support.

FAQs

Are single-family homes in Inner Richmond under SF rent control?

• Single-family dwellings are commonly exempt from the local rent ordinance, but statewide rules like the Tenant Protection Act can still apply depending on the situation.

Can I raise the rent to market when my tenant moves out?

• For many locally controlled pre-1979 units, vacancy decontrol allows you to set the new rent at market for a new tenancy after a voluntary vacancy, with updated registration and proper notices.

What should I know before doing an owner move-in?

• Owner move-in is a no-fault basis that requires strict notices, declarations of intent, and often relocation payments, plus occupancy and re-rental limits that are closely monitored.

Do I need permits to convert a garage to a rental unit?

• Yes, converting a garage to a habitable unit requires permits and inspections, and unpermitted units can create legal and financial risk while affecting how rent control applies.

Where do I handle registration and disputes in San Francisco?

• The San Francisco Rent Board manages registration, annual adjustments, petitions for rent changes, and many landlord-tenant disputes under the Rent Ordinance.