Renting out your home in San Francisco is not as simple as it may seem. The most important thing to know is that your ability to terminate a tenancy in San Francisco is limited. Single family homes and condominiums are exempt from San Francisco’s rent control ordinance, but they are not exempt from eviction controls. Although the state of California passed the Costa-Hawkins Rental Housing Act which exempts single-family homes and condominiums from local rent control ordinances, it did not exempt homeowners from San Francisco’s just cause eviction provisions. Home owners need to establish what their long-term plans are for the home before they will be able to decide if renting out the home is the right decision.

Do you plan to rent out your home for a short term while you are on assignment in another city or country? Do you plan to move back into your home at some point? Are you planning to move away and sell your home eventually? It is important to know the answers because it is relatively easy – although expensive – to move back into your own home. It is not so easy to have tenants vacate in order to sell a home.

If you plan to move back into your home at some point, you can do what is known as an owner move in eviction. You will probably need a lawyer (which can cost about $2,500) and you need to pay a relocation fee of about $5,100 per tenant (although there is a maximum fee of around $15,000 in most circumstances). The rules allow an owner to do an owner move in eviction as long as they plan to stay in the home for at least 3 years after the eviction. If the tenants have been in the home for at least one year they need to be given at least 60 days notice.

If you plan to sell your home at some point, getting your tenants to move out is not so easy. Stephanie Gordon at Gordon Property Management in San Francisco advises homeowners that they will essentially have to wait until the tenants give notice and move out in order to have an empty house to sell. Because San Francisco limits your ability to terminate a tenancy, you cannot simply ask your tenants to move out once you have decided it is time to sell. And you do not want to sell with tenants in place, you will get a lot less than you would for a home that can be properly cleaned up, staged and marketed by a professional real estate sales agent.

Homeowners can raise the rent on their home as single family homes and condominiums are exempt from San Francisco’s rent control ordinance thanks to the Costa-Hawkins Rental Housing Act. You cannot however raise the rent sky high in the hope that the tenant moves out – that would be a constructive eviction and is not allowed. Any rent raise must be within the fair market rental value of the home.

Owners of single family homes who want to sell their property often make an offer to buy the tenant out of the lease agreement. Many tenants are co-operative and simply want time to find a new home and will accept a reasonable buy out to cover their moving costs. Others tenants are not very co-operative or very reasonable. When analyzing the income you will receive from renting out your home in San Francisco you need to consider what the costs will be in order to eventually move out the tenant.

There are actually 15 “Just Causes” to terminate a tenancy in San Francisco. As noted by the San Francisco Tenant Union they are:

  • Tenant fails to pay rent, bounces checks frequently or consistently pays late.
  • Tenant violates a term in the rental agreement or lease and the owner sends a written notice, but the tenant refuses or does not correct the violation.
  • Tenant is creating or permitting a nuisance in, or substantial damage to, the unit, or interferes with the safety of other tenants or landlord.
  • Tenant is using the unit for illegal purpose.
  • Tenant’s prior rental agreement or leases has ended and the tenant refuses to execute a written extension or renewal of the past agreement for the same period of terms and time.
  • Tenants refuse landlord entry to make repairs or agreed-upon improvements, or to show to prospective buyers.
  • The rental agreement expires and the only person left is an unauthorized subtenant.
  • Landlord or close relative of the landlord wants to do an owner move in (fees included).
  • Landlord seeks to sell a unit which was lawfully converted to a condominium and does so “without ulterior reason and with honest intent.”
  • Landlord seeks to demolish or remove unit from rental housing use, has necessary permits, and does so “without ulterior reason and with honest intent” (fees included).
  • Landlord seeks temporarily to remove the unit from housing use to carry out “capital improvements or rehabilitation,” has necessary permits, and does so “without ulterior reasons” (fees included).
  • Landlord seeks to carry out “substantial rehabilitation,” has necessary permits, and does so “without ulterior reason and with honest intent” (fees included).
  • Landlord seeks to withdraw from housing use all the units in the building or a unit detached from another structure on the same lot, pursuant to the “Ellis Act.”
  • Landlord seeks in good faith to temporarily recover possession of the unit for less than 30 days solely for the purpose of abating lead paint problems, as required by the San Francisco Health Code.
  • Landlord seeks to recover possession in good faith in order to demolish or to otherwise permanently remove the rental unit from housing use in accordance with the terms of a development agreement entered into by the City under Chapter 56 of the San Francisco Administrative Code.

For more information on rules and regulations: City and County of San Francisco Rent Board

Homeowners should also consider the cost of professional property management when renting out their home. It is extremely helpful to have someone local to represent your interests when dealing with tenants in San Francisco. If you are getting top dollar for your home then your tenants are going to expect prompt attention to their maintenance and repair requests. Stephanie Gordon at Gordon Property Management in San Francisco charges 6% of the monthly rent for full service property management (there is however a minimum fee of $200 a month). Additionally homeowners pay a leasing fee of 50% of one month’s rent for Gordon Property Management to place a tenant in the home.



John AguilaJohn recently joined Gordon Property Management’s maintenance team. He works with Alen in repairing and maintaining residential real estate for GPM’s clients.

Messages for John can be left with Nanette at (415) 554-8812 x 202 or by Email:


Nicole Russo Assistant Property ManagerNicole is our Receptionist & Assistant Property Manager who joined the team in January 2017. She communicates often with our tenants and provides support and assistance to them as well as to the other members of our office. Nicole is also in charge of the annual property surveys for our company making her very familiar with most GPM properties as well. This familiarity proves very useful when assisting Jasmine as part of the maintenance team.
Main Line: 415 554-8812 x210


Jasmine Lenoir Miller Maintenance CoordinatorJasmine Miller is the Maintenance Coordinator at Gordon Property Management. Jasmine has been with the company since 2015. She oversees all maintenance request for the properties we manage. Jasmine has completed the San Francisco Apartment Associations CCRM series.

Main line: 415 554-8812 x205
Direct Line: 415 625-0993


Alen Aguila - Maintenance TechnicianAlen is a talented Maintenance Technician with years of knowledge and experience repairing and maintaining residential real estate. Alen has been with Gordon Property Management since 2004.

Messages for Alen can be left with Nanette at (415) 554-8812 x 202 or by Email:


Ryan Meek - BookkeeperRyan is our Bookkeeper. He handles all of the billing and rents received from tenants and assists with maintenance. Ryan has been with Gordon Property Management since 2012. Ryan has completed the San Francisco Apartment Association CCRM series.
Main Line: (415) 554-8812
Direct Line: (415) 728-0141


Nanette Barr - Property Manager & Leasing AgentNanette is our Property Manager & Leasing Agent at Gordon Property Management. Nanette is a licensed California Real Estate Salesperson and has completed the San Francisco Apartment Associations CCRM series. Nanette has been with Gordon Property Management since 2005.
Main Line: (415) 554-8812 x 202
Direct Line: (415) 625-0992
CA DRE License #01929355


Meghan Guerin - PresidentMeghan joined Gordon Property Management in 2004 after working in the insurance industry for many years. Meghan is a licensed California Real Estate Broker and has completed the San Francisco Apartment Associations CCRM series. Call Meghan to discuss having your property professionally managed by Gordon Property Management.
Main Line: (415) 554-8812 x 204
Direct Line: (415) 625-0990
CA DRE License #01780930

Stephanie Gordon - Founder and CEO
Stephanie Gordon is an active member of the Professional Property Management Association of San Francisco (PPMA), the San Francisco Apartment Association (SFAA), the California Apartment Association (CAA) and the National Association of Real Property Managers (NARPM). Stephanie was named the 2010 Property Manager of the Year by the San Francisco Apartment Association. This award was quite an honor and a fitting testimonial to her dedication and professionalism as a property manager. Stephanie received her Master’s Degree in Real Estate from Golden Gate University in 1986. Stephanie is a native San Franciscan and loves all things real estate related.

Main Line: (415) 554-8812 x 201
Direct Line: (415) 625-0989
CA DRE License #00874781

[contact-form-7 id=”1063″ title=”Management Agreement”]

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RENT DUE: All rents are due on the first day of the month. Some of our leases have a grace period. Any rent not received by 5:00 PM on the last day of the grace period is considered late and will incur a late fee. Rents can be paid online, mailed to us, or dropped off at our office. There is a secure mail slot to the far right of our front door where rents can be dropped off 24/7.

LATE RENT: Any rent not received by 5:00 PM on the last day of the grace period (if any) is late and a late fee of 5% will be charged. Personal checks are not accepted after the 5th of the month. If your rent is late it must be paid with a cashier’s check or money order (payable to Gordon Property Management) and must include the late fee.

BOUNCED CHECKS: If your check is returned by the bank for non-sufficient funds, or for any reason, you will be charged a returned check fee of $40.00 PLUS the late fee of 5%. Replacement checks must be paid with a cashier’s check or money order and must include the NSF fee and the late fee. Personal checks will not be accepted by any tenant who has had two checks returned by the bank.

AUTOMATIC PAYMENTS: If you choose, you can arrange for an automatic payment with your bank. You can also make online rent payments via our Online Tenant Portal. Click here to PAY RENT ONLINE NOW.

MOVING OUT: You must give 30 days written notice of your intent to move out. Once we receive your notice we will send you a move out packet with information regarding the pre-move out inspection and cleaning instructions.

MAINTENANCE REQUESTS: All requests for maintenance and repairs must be made through the TENANT PORTAL. You must give us permission to use our keys for entry or you must be home to let the repair person in.

After business hours (evenings and weekends), we can only accommodate emergency repairs. These are generally limited to plumbing emergencies, and you will have to be home to meet the repair person. For after-hour emergencies please call the office (415 554-8812) and our answering service will be able to assist you.

PLUMBING: Gordon Property Management will cover the cost of most plumbing repairs. However, you should be aware that we do not cover the costs of repairs that are due to a tenants’ negligence or lack of care.

GARBAGE DISPOSALS: Gordon Property Management will not pay to clear jammed or frozen garbage disposals. This is the most common type of maintenance request and is almost always caused by misuse or overuse of the garbage disposal. They are delicate machines and are not intended to grind up many kinds of foods or a large volume of food. Use the garbage disposal at your own risk!

LOCKOUTS: If you lock yourself out of your apartment you will have to call a locksmith at your own expense.

EMERGENCY MAINTENANCE REQUESTS: For emergency repairs you may call the office at (415) 554-8812 and then follow up by completing the form or logging into the portal.

After hour emergencies please call our answering service at (415) 554-8812.


Completed Rental Application – EACH applicant over 18 years of age who will be residing in the unit must complete in its entirety and sign Gordon Property Management’s Application. You can complete an application online through our listings.

Provide Credit Check and Processing Fee – EACH applicant over 18 years of age who will be residing in the unit must provide a $35.00 non-refundable credit check and processing fee. Payment methods for this fee may be online, cash, check or money order made payable to Gordon Property Management. Credit check and processing fees are non-refundable. The amount charged covers the actual cost of the credit report, unlawful detainer (eviction) search, and/or other screening reports and the administrative costs to obtain, process and verify screening information.

Provide Income Documentation – Applicants can upload income verification or provide them to Gordon Property Management via fax, email or in person.

Income documentation includes copies of your most recent paystubs, offer letters or tax returns. We will not begin working on your application until we receive all of these items.

Qualifying For An Apartment

In order to rent an apartment or home from Gordon Property Management, applicants must be able to show that their monthly income is equal to or greater than 3 1/2 times the monthly rent. We consider all verifiable income of all applicants in the household. Self-employed persons may need to submit tax returns and/or bank statements. Students who are receiving parental support will need to have their parents qualify and sign a rent guarantee.

The credit report is one of several factors we use in evaluating a tenant. Although a high credit rating is preferable, we recognize that many potentially great tenants have had credit problems in the past. If your credit history is less than ideal, please tell us why.

We will contact your current and your former landlords for references. The rental reference is an extremely important factor in evaluating prospective tenants, so make sure your application includes accurate phone numbers for your current and former landlords.

Some of our properties are willing to consider pets and some will not. If we are able to consider pets our ads will clearly state that pets are negotiable. Cats must be spayed or neutered, and in some cases, they must be indoor cats. Dogs must be at least two years old and we must be able to either meet the dog or get references for the dog. Read our pet agreement carefully and make sure you are willing to comply with the terms of the pet agreement.

Selecting a tenant from several qualified applicants is not easy. We use all of the above factors in combination to choose a tenant. We will offer the unit to the first qualified applicant to submit a complete application, with the following exceptions:

1) Applicants who offer over the asking price will be given priority consideration and applicants who offer less than the asking price will be considered after those offering full price or more.
2)An applicant without a pet may, in some cases, be offered a unit before an applicant with one.

Applications shall not be considered received until they are complete.

If you are selected for an apartment, you will have 48 hours from the time we offer you the apartment to sign the lease and pay the full security deposit. All leases are 12-month leases. The first month’s rent will be due at the start of the lease and before you are given keys to the apartment. Both the security deposit and the first months’ rent must be paid through our online application or paid with a cashier’s check or money order (payable to Gordon Property Management). All applicants will be required to obtain a renter’s insurance policy prior to occupancy. Smoking of tobacco products is prohibited on the entire property pursuant to Article 19F of the SF Health code. However, some prior rental agreements in building are not subject to this regulation.

We do Business in Accordance with the Fair Housing Act. (The Civil Rights Act of 1968, as amended by the Fair Housing Amendments Act of 1988).


In the sale or rental of housing or residential lots
In advertising the sale or rental of housing
In the financing of housing
In the appraisal of housing
In the provision of real estate brokerage services
Blockbusting is illegal
Anyone who feels he or she has been discriminated against should send a complaint to:

U.S. Department of Housing and Urban Development

Assistant Secretary of Fair Housing and Equal Opportunity

Washington, D.C. 20410


Jordan Rugg joined the GPM team in 2018 as Leasing Agent and all-around assistant.  After 5 years as a school teacher, Jordan decided it was time to join the family business (Jordan is the son of Founder Stephanie Gordon).

Direct Line: (415) 742-8027


Tierney SolorioTierney enjoys working part time for GPM.  She works remotely helping us with administrative tasks and showing our rental listings on the weekends.