Ellis Eviction Halted on Ellsworth, But Cesar Chavez Residents Remain on Notice

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According to the the San Francisco Rent Board, the number of Ellis Act evictions in San Francisco declined by almost 50% last year. However, the number of for-cause evictions rose by 7%.

Here’s the data from the Rent Board’s 2015 Annual Eviction Report (PDF):

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The report also provides this citywide summary:

During the period from March 1,2014 through February 28, 2015, a total of 2,120 eviction notices were filed with the Department. This figure includes 145 notices given due to failure to pay rent, which are not required to be filed with the Department. The number of notices filed with the Department this year represents a 7% increase from last year’s total filings of 1,977. The largest percentage increase was in eviction notices for illegal use of a rental unit, which increased from 42 to 91 notices. Owner/relative move-in eviction notices increased from 273 to 343 notices. Breach of rental agreement notices increased from 607 to 738 notices. Unapproved subtenant eviction notices increased from 17 to 20 notices, and nuisance eviction notices increased from 349 to 401 notices.

Closer to home, Beyond Chron tells the story of some Bernal Heights neighbors on Ellsworth (near Cortland) who were able to successfully resist an attempted Ellis Act eviction :

New owners of 261-261A Ellsworth Street purchased the property in February 6, 2015. Ten days later they served the long-term tenants, including 82 year old Alberto Lopez, with Ellis Act notices of termination.

On March 31, 2015, the Tenants’ attorney, Raquel Fox of the Tenderloin Housing Clinic,  provided formal notice of entitlement to an extension of the notice period based on Alberto Lopez and his wife’s senior ages. On April 19, 2015, the  Landlords’ lawyer told Fox that the new landlords were rescinding the Ellis Act. The communication included a copy of the Request for Rescission of Ellis Act Notices. On April 20, 2015, the Tenants executed the Declaration of Tenants Continued Occupancy.

The quickness of the Lopez victory means it will not join the ranks of other high-profile Ellis Act evictions. But it sends another message that Mayor Lee’s tripling of Ellis eviction defense funding has had a huge impact. These tenant legal victories show that Ellis cases are not a slam dunk, and help slow the current rising tide of such actions.

On Bernal’s north side, Mission Local reports on a large-scale Ellis eviction effort targeting residents of the 12-unit building at 3301 Cesar Chavez (at South Van Ness).

At 3301 Cesar Chavez, tenants in the 12-unit building near South Van Ness received Ellis Act eviction notices in February. “I’ve lived through six different owners of this building,” said Doña Margarita, a senior who has rented in the building for 52 years. “Because of my age, I can’t just live anywhere.”

Beyond Chron reports that the building at 3301 Cesar Chavez is owned by Robert Imhoff, a property-owner with a rather long history of eviction attempts.

Hovering over all of this is the fact that San Francisco added more than 11,000 new residents in 2014 alone, as the City’s population has soared to new all-time highs. San Francisco’s unemployment rate stands at a 15 year low, but we’ve been running a chronic housing deficit since the 1990s. Oh, and San Francisco rents are currently the highest in the nation.

How can we reduce evictions and improve affordability in the long term? More housing please!

PHOTO: 261 Ellsworth via Google Maps.

KQED: Lama Family Feud Lies at Heart of Big Bocana Rent Increase

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Veteran reporter Dan Brekke knows how to do the legwork required to crack a story open. These days he works for KQED, where he just published a remarkably detailed report on the Lama family dispute that lies at the heart of the now-infamous 355 Bocana rent-increase controversy.

Brekke’s reporting largely confirms rumors that have been rippling through Bernal Heights for the last few days, to the effect that as a result of the family feud, Bernal neighbor and 355 Bocana property owner Nadia Lama hoped to evict Neigbor Deb Follingstad, because Neighbor Nadia herself needs a place to live.

Brekke reports:

Superior Court filings show that Nina Gelfant and Gayle Worrell alleged they were forced from their one-bedroom, one-bathroom, 720-square-foot Cortland Avenue apartment [in 2013] after the Lamas raised the rent from $1,650 to $4,250 — 157 percent.

The suit argued that the rent increase was far above market rate and designed to get Gelfant and Worrell to leave so that Lamas could sell the property.

That sale, [tenant-rights lawyer Joe] Tobener suggested in a trial brief that outlined more than $1 million in potential damages, was triggered by a battle among Shukry Lama’s heirs over the property he’d left behind when he died in 2012.

“Chuck Lama’s heirs were fighting over their share of the inheritance which demanded selling properties or having the heirs occupy them as residences,” Tobener’s brief says.

That alleged squabble also appears to have played a role in Nadia Lama’s dramatic increase of Deb Follingstad’s rent.

In September 2013, she filed a probate petition in Superior Court seeking to compel her sister Claudia, the overseer of several family trusts set up by [deceased family patriarch] Chuck Lama, to account for the family’s assets. Assets named in the petition and exhibits include a small Cortland Avenue market, Chuck’s Store, the store’s liquor license, eight residential properties in San Francisco, one in Burlingame, and unspecified real estate in Chile.

The court proceeding resulted in an agreement last Dec. 31 in which the three Lama sisters and their three brothers, along with some of their children, agreed to close the family trusts and distribute their assets.

The property Nadia Lama was to receive includes a 2006 Toyota Avalon; $25,000 to pay the legal bills she’d incurred; a little more than $750,000 in cash due upon the sale of two of the family’s properties; and finally, the Bocana Street residence occupied by Deb Follingstad and the $7,500 to hire a lawyer to evict her.

The agreement also requires Nadia Lama to vacate her current home, a couple of doors up from Follingstad and still owned by her siblings, by the end of April. If she doesn’t, the document says, she’ll have to pay $4,000 a month rent to four of her siblings who will continue as owners; and if she does anything to interfere with their renting out the home she’s supposed to vacate, she’ll owe her siblings $10,000 in damages.

Kudos to Dan Brekke and KQED for the excellent work following the paper trail. Read Brekke’s full report on the KQED website, right here.

PHOTO: Telstar Logistics

UPDATED: Bernal Resident Stunned by 315% Rent Increase

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Neighbor Deborah Follingstadt is a tenant at 355 Bocana. This month, she says, she was given notice that her landlord plans to raise the monthly rent from $2145 to $8900a month— a jaw-dropping 315% increase. Posting about it on Facebook, Neighbor Deborah says:

I guess I should say 1st – I need a place to live if anyone knows of anything please let me know, even if it is a temporary roommate situation or temporary sublet.

I am not sure if I can stay in the Bay Area for the “long haul”, but in the short term I have a job that I won’t abandon and a community I love. I will give it my best shot but it looks kinda bleak from where I am standing currently.

A lot of you know about this and that for the last two weeks I have been trying to find anything that can make this illegal. Because it looks so absurd when you read it seems that it must be illegal.

However, this is loophole that landlords have found in San Francisco to evict their tenants without actually having to pay relocation, do an “owner move in” or Ellis act. All of which carries a penalty to them and is costly.

So here is the short version of the story, 1st they transferred the title of the house to one of the 6 siblings, stripped the apartment downstairs (the one that Wayne lived in for close to 25 years before they bullied him out) took out the bathroom, and kitchen, put down some crappy carpet and now call it a “storage” space. By doing this it changed the title of the building to a “single family dwelling” which is not protected by rent control and raised my rent to $8900 a month with a $12,500 damage deposit a month. Obviously above market rate and obviously more than anyone would pay.

The few of us who still remain in San Francisco have no choice but to live in sub-par conditions like mold, windows that don’t shut, rodents and countless other issues because there is no other choice, because the rents are so high you can’t move so you don’t. And you know that one day the ax will fall and you will be kicked out so it is not surprising when this happens, but this is just gross and greedy and wrong.

So here it is this is page 5 of the 23 page document that I was served on Monday March 2 (feel free to share and no the typos don’t matter)

Here is the scan of the letter Neighbor Deb claims to have received, outlining the terms of the rent increase proposed by property owner [and Bernal resident] Nadia Lama:

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Owner Nadia Lama is member of the Lama family, which has been a presence in Bernal Heights for decades. (CLARIFICATION: Bernalwood’s understanding, not yet fully confirmed, is that 355 Bocana is owned by Nadia Lama alone, and not the entire Lama family. A recent ownership transfer indicates that Nadia Lama acquired the property from a family trust.)

Bernalwood reached out to Nadia Lama and her lawyer over over the weekend to verify the content of the letter and provide an opportunity to respond. We also reached out to Neighbor Deb to do the same. Thus far, Bernalwood has not received a response from any of the parties involved.

UPDATES: Lots happening with this story as it sweeps through the local mediasphere. Much of this is technical, most of it is confusing, and some of it seems somewhat contradictory. Plus, math is hard. Let’s begin:

>> Jeremy Pollock, an aide to D11 Supervisor John Avalos, reached out to Bernalwood to say this:

I’m a legislative aide for Supervisor John Avalos. I just wanted to add my two cents on the 355 Bocana case: it seems pretty clear to me that if the landlord did remove the downstairs apartment, they didn’t get a permit for it, which makes it an illegal merger. There’s no record of any merger permits in the Planning’s system. We’ve asked Planning Department staff to look into this.

>>But Planning approval may not have been required for the single-family conversion, according to some terrific CurbedSF reporting. Curbed was able to reach both Neighbor Deb and Neighbor Nadia Lama’s lawyer to confirm the basic facts presented by Bernalwood above. Long story short: Through a complex series of moves, it appears the property owner effectively reclassified 355 Bocana in a way that made the gobsmacking rent increase legal:

For most of her 11-year tenancy, Follingstad, 46, was protected from large rent hikes under the Rent Ordinance of 1979, because she was living in a multi-unit building (single-family homes and condos are treated differently under the Rent Ordinance). But by 2014, a tenant who had been living in the downstairs apartment moved out, after which, recalls Follingstad, the Lama family ultimately removed the stove, sink, and toilet from the vacant ground-floor unit. “They put down some crappy carpet and now call it a ‘storage’ space,” she wrote in her Facebook post. That change turned her building into a single-family dwelling and effectively dissolved the protection against large rent hikes, or what is known as rent-ceiling-limitation protection.

Normally when landlords want to take a unit out of service, they need to go through discretionary review with the Planning Department, Tobener explains. But because the downstairs unit was not on the books—city documents reflect just one dwelling unit at the address—the landlord needed only building permits to do the work, no blessing from Planning required.

>> Legal notices suggest Nadia Lama became the sole owner of the property at 355 Bocana in December 2014, after ownership was transferred to her from a family trust. (H/T: Neighbor Arno)

>> Nadia Lama also lives in Bernal Heights, according to rather cranky commenter GoldenGateShark. Bernalwood has not been able to verify this independently. Nevertheless, Nadia Lama shall hereafter be Neighbor Nadia Lama.

>> Fallout from the incident took the form of a sign taped to the door of the Lama family’s former store on the corner of Bocana and Cortland this afternoon. Neighbor Jim shared a photo:

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>> Further muddying the waters, it would appear that Neighbor Deb was sub-renting the apartment at 355 Bocana via Airbnb. It is unknown if the terms of her lease would have allowed this:

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The description of the space posted on Airbnb reads as follows:

I am being kicked out of my home of 11 years. Come celebrate my final months hosting wonderful travelers from all around the world, sharing interesting places to see, eat and enjoy in this beautiful city I have called home for 26 years. I have truly enjoyed my hosting experience and made many friends. My greedy new landlord wants market value for my home, and is forcing me to leave with some very shocking and unsavory tactics. But, I guess that’s life in the San Francisco BOOM town. Sadly, this not only means I loose my home but also loose my city, because I can no longer afford to rent here as an acupuncturist.

My rent controlled apartment has allowed me to have a guest bedroom for my friends and family to stay with me, have a wonderful acupuncture clinic and spa, host travelers who wanted a real San Francisco experience, and also have a place for my patient’s families to stay when their loved ones were in crisis. It has been a wonderful journey. Help make the end of this era a special and memorable one!

>> It’s an Official Media Frenzy! Cue the TV reporters:

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UPDATE 18 March, 2015: via the SF Chronicle, Denise Ledbetter, the lawyer representing property owner Nadia Lama, has released a statement on the matter:

The rent increase that has generated this controversy is actually an offer by the owner to rent a substantially larger home than was originally rented. In addition to the upper level (in which tenant currently resides), Ms. Follingstad will have access to at least 60% more space which can be used by the tenant to offset the rent increase through her existing Air BnB business. As interested parties are now aware, there are many sides to a story. Rent Control Ordinances create unreasonable expectations upon which tenants rely. In this case, rent control simply does not apply to this tenancy.

When a small property owner finally has an opportunity to increase the rent – via State law – the City gives almost no choice to the owner but to take the opportunity to increase the rent. If owners were allowed modest increases over time, we would not see this kind of dramatic rent increase required.

San Francisco’s promotion of Airbnb-type hotel use further reduces available housing to middle income residents. A comprehensive housing policy is required for San Francisco County residents – landlords and tenants. Commercial profit making use of a tenants rent regulated rental unit should be disallowed.

San Francisco County unfairly burdens small property owners with a societal problem that should be shared by all residents – not just those whose owners’ whose properties were built prior to June 13, 1979. Small property owners are not being subsidized by the government for what is truly a problem for all of society. An economically sound housing policy – fair to all – is required to avoid further displacement of our middle income residents.

PHOTO: 355 Bocana on March 15, 2015, by Telstar Logistics

 

Median Rent for 1BR Apartment in Bernal Hits $2800 (What a Bargain!)

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Time for a quick check-in on the state of Bernal Heights apartment rentals. The data geeks at Zumper just pulled together an overview of 1-bedroom apartment rental costs across town. Citywide, the rent is too damn high:

The San Francisco rental market continued to be the most expensive rental market in the country, reaching an all-time high of $3,460 for a 1-bedroom apartment. While prices in New York City remained largely flat at $3,000 last month, SF continued upwards, increasing 1.5% month over month and 3.3% over the last quarter.

That said, rental prices in Bernal are on the low-crazy side of totally insane, relative to many neighborhoods around us.

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Of course, the thing about Bernal is that it doesn’t have a lot of 1BR inventory. Here’s Zumper’s map of 1 BR rental listings in the neighborhood right now:

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MAPS: by Zumper

Bernal Architect Designs Affordable Housing That’s Beautiful

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San Francisco needs more affordable housing. Much more.

But affordable architecture gets a bad rap. It’s ugly. It’s too institutional. It’s too homogeneous. It’s visual blight.

Often, those generalizations are true… which has the very unfortunate effect of making San Franciscans (even more) resistant to new affordable housing projects. That’s super extra-bad, because San Francisco really needs more affordable housing. Much more.

Architect Owen Kennerly is a resident of Holly Park, and he was the co-designer of a new affordable housing project in Mission Bay that’s so gorgeous it makes San Francisco Chronicle architecture critic John King swoon.

The building is 1180 Fourth Street, and here’s as taste of what The John King has to say about it:

Architecturally, the six-story wedge of 150 apartments adds an assertive spark in a young district with too many boilerplate buildings. At ground level it’s engaging, a pleasure even before the generous retail spaces are filled. There’s a social payoff as well: The units are reserved for low-income families, adding youth to the neighborhood scene.

None of this is by chance, and it shows how planning priorities can translate to good city building — especially when determination and creativity are added to the mix.

The first step was the decision long ago to reserve the site for affordable housing. It’s a prime location fronting a park where Mission Creek is crossed by Fourth Street, the entryway to the 200-acre-plus southern part of the Mission Bay redevelopment district established in 1998. Setting it aside for lower-income residents was a symbolic reminder that economic integration should be pursued when and where it makes sense. But a well-meaning gesture isn’t the same as a well-done piece of architecture. That’s where smart design comes in.

The architectural effort was led by Daniel Solomon and Owen Kennerly, whose relationship goes back to the 1990s when the latter was a UC Berkeley student and an employee of the former. Kennerly now has one of the most visually inventive small firms in the city.

This is not Neighbor Owen’s first rodeo. He’s created several cool buildings around San Francisco, including a gorgeous house that got the sexy treatment from The New York Times. Neighbor Owen’s design for the affordable housing at 1180 Fourth takes his work in a wonderful new direction, and it shows that his architectural kung-fu is extremely versatile.

Great work, Neighbor Owen, and thank you. Oh, if you have some spare time, could you please pull together some sketches for a mixed-use housing and supermarket retail project to go on the site of our managerially blighted Bernal Safeway? Mmmkay? That’d be great.

PHOTO: San Francisco Chronicle

Bernal Contractor Explains How to Remodel Your Home Without Going Broke or Insane

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Bernal neighbor Brian Streiffer is a former general contractor (and current construction supervisor) who lives on Winfield.

FULL DISCLOSURE: Neighbor Brian and your Bernalwood editor are old friends, and we played a lot of hacky-sack together during the 1980s.

Anyway, fast-forward three decades and several economic cycles, and Neighbor Brian now has many moons of experience building and remodeling homes in San Francisco under his belt. His talent and professionalism has been affirmed for us by his former clients, several of whom also now consider him a friend.

So when Neighbor Brian said he wanted to write something for Bernalwood, we suggested he share some precious wisdom on how to work with a contractor to do a home remodel without going broke, or insane, or both. Herewith are Neighbor Brian’s Pro Tips for would-be Bernal home improvers:

I’ve been remodeling homes since the early 1990’s. One of the things I love most about residential work is the unique insight it offers me into how people relate to their homes and the people who work on them.

Every client is unique in some way. Some people hate the mess and inconvenience. One of my clients was so distraught when demolition began that her partner forbade her from visiting the house until the drywall went back in. Other people think construction is cool, and can anticipate the finished product long before the work takes shape  My favorite client ever — when forced to live in half of her house with her husband and 2 small kids while we worked on the other half — said, “camping on a futon in the living room reminds me of being back in college. So cool!” What a client! She never uttered a sour word to me or my crew and we ultimately became good friends.

I’ve always found it fascinating to see how people react to construction, and how the Contractor/Owner relationship plays out. Working in people’s homes is very personal stuff. Some people cope well, and other people don’t really understand what they are getting into.

Amid all of the current real estate hubbub, I thought it might be interesting to share some remodeling advice for homeowners, from a contractor’s perspective. Here  are a few observations to keep in mind when planning a construction project.

The Golden Rule of Construction
There is a saying in construction that really rings true: “There are three types of construction: Fast, High Quality, and Inexpensive. You can pick any two.”

The point here is that you have to understand the fundamental trade-offs between quality, speed, and price. Remember this, always, and if you know which is most important to you, you can more easily select a contractor who fits best with your needs. I cannot count the number of times clients have asked me if I would consider an incentive to expedite their project. I always defer, explaining that fair payment is motivation enough. If they push the issue, I explain further that it typically doesn’t make financial sense to trade money for speed on a construction project. Construction is simple in many ways, but it is not easily done in less time than normal without risking quality or significant cost increases.Unless money is no object — and I have yet to find a client for whom that was true — it is ALWAYS cheaper to rent an apartment or take a vacation to get away from the mess, rather than to pay the contractor to knock a few weeks off of the schedule.

What to Look for When Looking for a Contractor
In slower economic periods ( such as from 2008 to 2013), homeowners can expect to get multiple bids and cherrypick the best deal from multiple contractors. But in hotter markets like we see today, you have to court your contractor as much as they need to sell you.

If you are at the beginning of the planning process for a larger project, defer to professionals for how and when to seek bids. It is fine to ask contractors for their impressions of a project early in the planning phase – contractors are generally happy to suggest potential budget ranges for you – but don’t ask seven companies to provide proper bids on a set of preliminary plans if the project is six months or more down the road. Preliminary numbers are not generally useful when making hiring decisions, so tread lightly when asking people to provide estimates. The point of early preliminary interviews should be to glean information about what lies ahead, and to begin to develop a rapport with people you might want to work with. But don’t ask too much of contractors too soon. Contractors don’t like putting bids together for no reason.

Indeed, anything you can do to save the contractor time and hassle while preparing your bid will be repaid tenfold when it comes time to work collaboratively during the project. If you don’t have a set of plans you can provide, write up a bullet-point list of everything you think the project entails. If you know what fixtures you want to have installed, don’t ask contractors to go through the trouble of estimating the same thing on their own. Contractors really appreciate simple steps like that, and they can pave the way for a more successful working relationship.

It’s About the Relationship
Just showing you are motivated and organized can be quite appealing to potential bidders. The flip-side, however, is that you don’t want to look compulsive about your project, or you will likely scare good people away.

Ultimately, you have to decide who to hire. I cannot say enough about the importance of getting along with your contractor. Construction is an inherently messy, invasive process that often takes longer than you or your contractor would prefer. So you might as well like the people you are working with! If you get a bad vibe from someone, heading in another direction might be wise. If someone seems a little too busy to you, hiring someone with more availability could be better. Signing a contract to remodel your kitchen or build out your basement might seem like a business or financial decision, but residential construction is ultimately a very personal process. Working with someone you like can make all the difference. Keep this in mind and don’t focus on costs alone when comparing bids.

Expect the Unexpected
“Life is Change” they say, and construction is no different. Residential remodeling projects of almost any size can change for any number of reasons. And they will. Termites, code changes, horrors hidden inside walls, neighbor complaints, even simple human error can send your project off in unforeseen directions. You can’t always know what to expect in the way of surprises, but you can prepare for them financially by including a contingency for additional costs in your personal budget. Especially when you need to stay within a specific overall cost, setting extra money aside is a wise thing to do. How much is right? Read on.

The Truth About “Change Orders”
Much has been said about the dreaded Change Order, those bills for additional work that goes beyond the scope of the original project bid. But Change Orders are a part of construction that you have to be prepared for, and they go hand in hand with remodeling.  In my years as a contractor, I never once had a project of more than $20,000 that didn’t involve a cost increase of one kind or another. Stuff happens. I think most contractors price Change Orders fairly.  Yes, they can be costly. And yes, there are unscrupulous souls among our lot who generate too many of them. (I have no doubt that there is probably is a contractor out there somewhere with a boat named Change Order and a dingy named Contract.)  But as a rule, contractors don’t get rich off changes in the scope of work.

If you can’t avoid extra costs, what can be done to avoid the stress associated with them? First, ask your contractor or architect to estimate a reasonable contingency budget  for your project. A kitchen might require a 5% contingency, but a lateral addition might merit 10% or more.  Whatever the case, budget this amount and consider the money spent.  You’ll sleep better. Much better.

Second, look beyond the construction contract cost and develop an overall project budget. What costs are excluded from the contractor’s scope of work? Will you have landscaping to do when the contractor leaves? Engineering or Special Inspection costs to incur during the project? And don’t forget about owner-supplied fixtures or furniture. Those things can really add up, and you need to be thorough and realistic about your project budget.

A Caution on Contractor References
If you think that checking your contractor’s references is a form of due diligence, think again. References are cherrypicked by the person you are checking up on, so take what you hear from them with a grain of salt. I don’t believe checking reference is particularly helpful, unless you want someone to help nudge you in a particular direction. If your decision comes down to two bidders, it might be more helpful to ask which contractor can start (or finish) sooner, or consider who has more experience with projects similar to yours, or which contractor might be willing to shave a few thousand dollars off the cost in order to win your business. (OMG, did I just say that!?!) Out-of-the-box questions along those lines might be more insightful than what you hear from references.

To Permit or Not to Permit… Is That Your Question?
I generally advise homeowners to get permits for as much work as possible, as it tends to pay off in terms of market value when it comes time to sell your house. Especially if you are plan to do work outside of your four walls, where just about anyone could call you in for doing work without a permit, paying permit fees makes good sense. However, it’s also worth noting that the SF Building Department has changed its policy concerning unpermitted work. Long gone are the days when inspectors were paid to snoop around on Saturdays looking for unpermitted work. If your budget is tight, and you trust your neighbors, and the work is all inside of the house, you have options.

Beware of the Lowball
If you receive bids which are vastly different, be careful before accepting the low bidder. If you know what you are doing and follow some of the advice I have given here, you should end up with an apples-to-apples set of bids where one bid stands out as a clear value. This IS possible! However, it’s also possible to get into trouble by hiring based on numbers alone. Carefully review bids to understand WHY the numbers are different. Talk to your contractor before signing on the dotted line as to his/her expectations for how changes to the price might unfold. No matter what the contract says, what’s not stated can be equally important. So understand where the low bidder is coming from by generating such a tantalizing price. One of the absolute worst things that can happen is for your contractor to get in hot water because of an under-pricing mistake made when bidding the project. What can seem like a great deal when work begins can easily unravel if your contractor gets into financial trouble because of it. (EDITOR’S NOTE. This is exactly what happened to me. See the photo notes below.)

Little Guys vs. Bigger Guys
Another thing to be wary of is very small contracting firms. Whether an unlicensed “Jack of All Trades” or a licensed contractor who performs many trades by him/herself, going with a very small company comes with very real risks you should understand. Yes, there are diamonds in the rough who do great work time and time again, but they are the exception to the rule when it comes to small construction companies. Most people who excel in construction tend to gravitate toward larger operations, where efficiencies of scale come into play and specialization can be leveraged. People who work alone have fewer resources to bring to bear on your project, which can be especially frustrating toward the end of the project, when you just want them to be done and gone. That said, the prices of smaller firms are sometimes unbeatable, so just make sure you understand exactly what is being promised in terms of time and cost before signing up with a smaller independent. Even if they come highly recommended from someone you know, they have to be the right person for YOUR job.

PHOTO: Your Bernalwood editor’s home on July 24, 2004, a few days after our lowball contractor announced that he planned to abandon our remodeling project to instead divorce his wife and begin a new career in marijuana cultivation. Photo by Telstar Logistics.

$3 Million Ripley Home Sale Sets New Bernal Price Record

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It’s official: The rather dashing home at 171 Ripley just sold for $3 million, instantly setting a new Bernal Heights sale price record — just a week after 152 Elsie had set a new record at $2.3 million .

SocketSite brings the gobsmacking news:

As we wrote when we first reported the record breaking sale of 152 Elsie last week, “the quiet sale of another Bernal Heights home which was never officially on the market is poised to blow away the $2.3 million record.”

And this afternoon, the sale of 171 Ripley was officially added to the MLS, “for comp purposes only,” with a record setting sale price of $3 million.  Measuring 2,313 square feet, that’s roughly $1,350 per square foot for the architect’s home which is faced in recycled copper and known to some as “the copper house.”

For whatever it’s worth, SocketSite adds “The seller was an architect at Gensler for over 30 years, and the firm’s President and CEO for over a decade.  And no, the buyers aren’t ‘techies’ nor are they from overseas.”

PHOTO: 171 Ripley