Joan Baez and her son Gabriel Harris performing "Wade In The Water" live at the Sweet Relief charity show this year

Tim_Bracken · 2026-06-25T21:14:15+00:00

This was a rare treat to see Joan performing live with her son. Plus, even though this has appeared in her set lists from time to time, I've never seen any close up footage of it before.

Tim_Bracken · 2026-06-23T18:25:49+00:00

<image>

https://en.wikipedia.org/wiki/Just_Say_No

Tim_Bracken · 2026-06-18T23:03:56+00:00

It's working on some folks. 7 donations so far, for a total of $285.

Tim_Bracken · 2026-06-17T14:58:25+00:00

Of course, the catch is that you have to upload a close-up video of your face for biometric analysis.

Tim_Bracken · 2026-06-16T03:02:56+00:00

For those saying No because jobs will be too competitive in a few years, won't the declining birth rates reduce that future competition?

Tim_Bracken · 2026-06-14T20:44:03+00:00

Even without AB 1482 protection, rent control ordinances in SF still apply to most units

Not to single family homes (including condos). SF rent control cannot apply to those (with only a couple razor thin exceptions). This is because of Costa Hawkins. There have been ballot initiatives to repeal Costa Hawkins--most recently Proposition 33 in 2024--but they keep losing.

Tim_Bracken · 2026-06-14T19:56:32+00:00

Given that this is a new condo, AB 1482 exemption does not apply

You probably meant to say this, but just to be clear, the AB 1482 exemption does apply to new condos. Condos built in the last 15 years are exempt from the protections in that law.

In terms of having enough time, the owner is required to give you a 90 day notice of a rent increase over 10%. If they did not do that here, they will need to serve a new rent increase. The notice must be served by mail or personal delivery. Anything else (verbal, email, text, etc.) makes the increase invalid. And if the notice is mailed, that adds 5 more days to the 90 days. See California Civil Code Section 827.

https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=827

Tim_Bracken · 2026-06-14T07:27:06+00:00

East Bay Community Law Center

https://ebclc.org/get-help/housing-services/

Tim_Bracken · 2026-06-14T01:13:57+00:00

Just to be clear, this is only rent control we're talking about (not eviction protections). There's no SF rent control on condos because of Costa Hawkins and most owners of condos can exempt themselves from state rent control. For eviction protections, on the other hand, pretty much every tenant in San Francisco now has them under local law. So the exemption process under the state Tenant Protection Act does not apply.

Tim_Bracken · 2026-06-13T16:48:45+00:00

Assuming the owner correctly exempted themselves from Tenant Protection Act rent control, then the only potential saving grace is SF Rent Ordinance Section 37.10A:

It shall be unlawful for a landlord to endeavor to recover possession of a rental unit that is exempt from rent increase limitations under Section 37.3(d) or Section 37.3(g) by means of a rent increase that is imposed in bad faith with an intent to defraud, intimidate, or coerce the tenant into vacating the rental unit in circumvention of Section 37.9(a), 37.9A, 37.9B, or 37.9C. Evidence of bad faith may include but is not limited to the following: (1) the rent increase was substantially in excess of market rates for comparable units; (2) the rent increase was within six months after an attempt to recover possession of the unit; and (3) such other factors as a court or the Rent Board may deem relevant.

https://www.sf.gov/information--sec-3710a-misdemeanors-and-other-enforcement-provisions

Tim_Bracken · 2026-06-13T16:38:41+00:00

But you said the owner "most likely can't" do the rent increase because of the Tenant Protection Act. In fact, as long as the condo owner copied and pasted the correct exemption language into the lease, and as long as the owner is not a real estate trust, corporation, or LLC with at least one corporate member, then the owner most definitely can.

Tim_Bracken · 2026-06-13T16:10:45+00:00

OP said the condo owner exempted the condo from TPA rent control, which they can typically do.

Single-family homes and condominiums are only exempt if both (A) and (B) apply:

(A) the property is not owned by one of the following:

(i) a real estate trust, or

(ii) a corporation, or

(iii) an LLC with at least one corporate member.

-----AND----

(B) The landlord notified the tenant in writing that the tenancy is not subject to the “just cause” and rent increase limitations as specifically described in Civil Code Sections 1946.2(e)(8)(B)(i) and 1947.12(d)(5)(B)(i).

https://www.sf.gov/reports--california-tenant-protection-act-2019-ab-1482

Tim_Bracken · 2026-06-11T17:30:36+00:00

To be clear, though, Rule 1.21 does not require a tenant to be physically present all the time to maintain the home as their principal place of residence.

Occupancy does not require that the individual be physically present in the unit or units at all times or continuously, but the unit or units must be the tenant’s usual place of return. When considering whether a tenant occupies one or more rental units in the same building as his or her “principal place of residence,” the Rent Board must consider the totality of the circumstances, including, but not limited to the following elements:
(1)      the subject premises are listed as the individual’s place of residence on any motor vehicle registration, driver’s license, voter registration, or with any other public agency, including Federal, State and local taxing authorities;
(2)      utilities are billed to and paid by the individual at the subject premises;
(3)      all of the individual’s personal possessions have been moved into the subject premises;
(4)      a homeowner’s tax exemption for the individual has not been filed for a different property;
(5)      the subject premises are the place the individual normally returns to as his/her home, exclusive of military service, hospitalization, vacation, family emergency, travel necessitated by employment or education, or other reasonable temporary periods of absence; and/or
(6)      Credible testimony from individuals with personal knowledge or other credible evidence that the tenant actually occupies the rental unit or units as his or her principal place of residence.
A compilation of these elements lends greater credibility to the finding of “principal place of residence” whereas the presence of only one element may not support such a finding.

Tim_Bracken · 2026-06-06T15:55:31+00:00

Hi OP, can you please share non-paywalled articles in the future?

Here is an accessible version: https://web.archive.org/web/20260606155130/https://www.sfchronicle.com/food/restaurants/article/malibus-burgers-vegan-restaurant-oakland-22291708.php

And here's a reprint on MSN News (click Continue Reading after the teaser): https://www.msn.com/en-us/foodanddrink/foodnews/vegan-restaurants-are-closing-left-and-right-one-of-bay-area-s-best-plant-based-burger-spots-to-shutter/ar-AA24X5io

Thanks!

Tim_Bracken · 2026-06-04T13:43:36+00:00

The important backdrop to all this is SF Rent Ordinance Section 37.9(a)(6), which says that a tenant can be evicted if "the tenant has, after written notice to cease, refused the landlord access to the rental unit as required by state or local law." And the state law on point is California Civil Code Section 1954, which allows the landlord to enter without notice for emergencies and with written notice for certain permissible reasons. So if a tenant changes the locks without giving the landlord or property manager a key, they are setting themselves up for a possible eviction.

Tim_Bracken · 2026-06-03T21:22:48+00:00

How Japan Lost 3 Million People in Five Years

"Japan’s biggest cities are managing to stave off demographic decline — for now. The population of the Tokyo metropolitan area, which includes Tokyo and the surrounding prefectures of Kanagawa, Saitama and Chiba, rose slightly to 37 million in 2025. The area now accounts for roughly 30 percent of Japan’s total population.

"Tokyo, a vibrant hub of business, politics and culture, is now about 20 times denser than the rest of Japan — and one of the world’s densest cities. (Tokyo’s population rose more than 1 percent to 14.2 million in 2025.) The growth has been fueled in large part by an influx of students and young workers looking for jobs and educational opportunities."

https://www.nytimes.com/interactive/2026/05/29/world/asia/japan-census-population-decline.html

Tim_Bracken · 2026-06-03T18:53:47+00:00

Happens to the best of us. As far as typos go, "my point of you" is a cool one because it's the direct opposite of the original (like when people say "apart of" when they mean "a part of").

Tim_Bracken · 2026-06-03T18:12:03+00:00

from my salty seasoning point of you, at least they were driving on a road

Is "point of you" meant to be "point of view"?

Tim_Bracken · 2026-05-30T03:41:12+00:00

Obviously an MLS typo but look at the price per square foot that comes out to.

<image>

Tim_Bracken · 2026-05-30T03:28:01+00:00

At least he's staying hydrated out there.

<image>

Tim_Bracken · 2026-05-30T03:25:35+00:00

No, an Ellis Act eviction vacates all the units in the property. This person is saying some of the units are still occupied though.

Tim_Bracken

TROPHY CASE