Signing a lease is a major commitment. Before you commit to 12+ months in an apartment, make sure you have all the information you need. Here are the essential questions every SF renter should ask.
Rent & Fees
Must-Ask Questions
- "What is the total monthly rent, and when is it due?"
Confirm the exact amount and due date. Ask about grace periods.
- "Is this unit covered by SF rent control?"
Buildings built before June 1979 with 2+ units are typically rent-controlled. This affects future rent increases.
- "What was the previous tenant paying?"
For rent-controlled units, this helps you understand if there's been vacancy decontrol.
- "What is the security deposit, and how do I get it back?"
Maximum is 2 months' rent in CA. Ask what conditions must be met for full return.
- "Are there any move-in fees besides first month and deposit?"
Confirm no hidden fees. Application fees should only be $30-50 for screening.
Utilities & Services
- "Which utilities are included in rent?"
Common inclusions: water, garbage. Usually not included: electric, gas, internet.
- "What is the average monthly utility cost?"
PG&E bills can vary dramatically. Ask the landlord or previous tenant for estimates.
- "Is the apartment separately metered?"
Important in older buildings. Shared meters can lead to disputes.
- "Is there laundry in-unit or in the building?"
In-unit is rare in SF. Building laundry or nearby laundromat is common.
Building & Apartment
- "When was the building built?"
Affects rent control (pre-June 1979) and building quality. Older buildings may have charm but also issues.
- "Has the building had any recent issues (plumbing, pests, etc.)?"
Honest landlords will tell you. Otherwise, check SF Building Inspection records.
- "How is heating provided?"
SF winters are chilly. Gas heat is common. Check if heaters work during your tour.
- "Is there any storage space?"
SF apartments are small. A storage unit in the basement can be valuable.
- "What is the cell phone reception like?"
SF's hills and older buildings can have poor reception. Test it during your visit.
Repairs & Maintenance
- "How do I report maintenance issues?"
Email, phone, app? Get a clear answer and contact information.
- "What is the typical response time for repairs?"
Emergencies should be 24 hours. Regular issues within a week is reasonable.
- "Is there an on-site super or building manager?"
Buildings with 16+ units must have a resident manager in SF.
- "Am I responsible for any repairs?"
Typically landlords handle structural/system issues. Get clarification on gray areas.
Policies & Rules
- "What is the pet policy?"
If you have or want a pet, get specifics on type, size, deposits, and monthly pet rent.
- "Can I sublet or have a roommate?"
Important if your situation might change. SF has some roommate rights, but get it in writing.
- "What are the rules for guests and overnight stays?"
Some leases restrict long-term guests. Know before you sign.
- "Is there parking available?"
Parking is scarce in SF. If available, ask about cost (often $200-400/month extra).
- "Can I make changes to the apartment (paint, shelves)?"
Get permission in writing for anything you want to modify.
Lease Terms
- "What is the lease term, and what happens at the end?"
Most are 12 months. Does it convert to month-to-month automatically?
- "What is the policy for breaking the lease early?"
Know the penalties and required notice period before you sign.
- "How much notice is required to move out?"
Typically 30 days for month-to-month. Check your specific lease.
- "Who do I contact for emergencies?"
Get an emergency contact number, especially for after-hours issues.
Do Your Own Research Too
Beyond asking questions, do your own due diligence:
- Search the address on StreetSmart to check building history
- Look up building inspection records at SF Building Inspection
- Check the Rent Board database to confirm rent control status
- Visit the neighborhood at different times of day
- Talk to current tenants if you can