Appeal a Decision by the Rent Board

Any party may appeal a Rent Board Decision. Learn how to file your appeal if you disagree with a Decision.

What to do

You must file your appeal within 15 calendar days of the mailing of the Decision.

1. Fill out the form

You must fill out an "Appeal to the Board" form.

On the form, write:

  • Your case number
  • The judge's name
  • The date the Decision was mailed
  • Your name and contact info
  • The other party and their contact info 
  • Any lawyers, or representatives, involved and their contact info

2. Prepare a written statement

You should not appeal a Rent Board Decision just because you do not like it. There must be a valid reason for you to appeal.

Write a statement (or contact a lawyer for help) that explains why you want to appeal the Rent Board Decision.

  • Explain why you think the Decision was wrong or based on error
  • Include any important evidence or explanations that may support your position in a clear manner
  • Make sure that everything you want the commissioners to know about your appeal is in your written statement (there will be no opportunity to provide oral testimony to the Commissioners)

 

Landlord financial hardship

If your appeal is based on landlord financial hardship, you must complete a separate Form 558 Hardship Appeal form.  Form 558 is available in the Forms Center

3. Collect supporting documents

Collect any evidence to support your statement

For example:

  • Copies of emails
  • Bank statements

Supplemental replies should not be submitted any later than 5 days before the Board meeting.

Any documents received within 5 days of a Board Meeting will be provided to the Commission but may not be considered.

Please do not file any documents both by email and in hard copy, choose one or the other.

If you wish the Commission to have color copies, do not file by email.

4. Submit your appeal packet

Single PDF file

Combine all of your supporting documents with the form in a single pdf file. Do not include links, videos, or audio files.

Email your appeal packet to:

No copies are required if your appeal is submitted by email.  If you file by email, you must file the appeal as a single pdf document. No video files, audio files, zip files, Dropbox links, Google drive links, or similar are accepted. Do not submit multiple pdfs or multiple emails. If your appeal cannot be provided in a single pdf, file it in person, by mail or delivery service.

Large appeal packet

If your appeal packet exceeds 40 pages, you must file either by regular mail, delivery service or at the front counter with 16 copies provided.

5. View the relevant Rent Board Commission Meeting

The Rent Board Commissioners will review the appeal packet and decide on it at a monthly Rent Board Commission meeting. Information will be posted 72 hours in advance of the meeting.

Public comment can be given in-person.

When the Commissioners consider an appeal, they may take any of the following actions:

  • Deny the appeal
  • Remand the case to an Administrative Law Judge for further action
  • Schedule an appeal hearing before the Board
  • Order correction of numerical or clerical errors in the decision

If you require an interpreter, listening device, or reasonable accommodation, call us at 415-252-4636. Please make requests at least 72 hours prior to the meeting to help ensure availability.

In-Person

In-Person

Make copies

Follow steps 1 to 3 above. When you are done, make enough copies of your appeal packet for:

  • Each party in the case
  • All 16 Rent Board commissioners and staff

Submit your appeal packet

Bring all copies of your appeal packet to:

Rent Board

25 Van Ness Avenue
Suite #320
San Francisco, CA 94102

Mon to Fri, 9:00 am to 4:00 pm (closed holidays)

View location on google maps

Mail

Mail

Make copies

Follow steps 1 to 3 above. When you are done, make enough copies of your appeal packet for:

  • Each party in the case
  • All 16 Rent Board commissioners and staff

Submit your appeal packet

Mail all copies of your appeal packet to:

Rent Board

25 Van Ness Avenue
Suite #320
San Francisco, CA 94102

Mon to Fri, 9:00 am to 4:00 pm (closed holidays)

View location on google maps

Special cases

If you did not receive a hearing or mediation notice

If you did not receive a hearing or mediation notice

If you did not appear for your hearing or mediation because you did not receive notice of the date in the mail, you must also complete and submit a Declaration of Non-Receipt of Notice of Hearing form.

Landlord Hardship Appeal

Landlord Hardship Appeal

A landlord or master tenant may appeal on the basis of financial hardship provided the appeal is attached to a completed "Landlord Hardship Application."

The information contained in this form will provide the Rent Board Commissioners with a basis for deciding whether or not to grant your appeal. 

Landlords should be aware that the Commissioners will be looking at your total financial picture, not just the income generated by the building at issue in this case.

Withdrawal of a pending appeal

Withdrawal of a pending appeal

To withdraw a pending appeal, fill out the Notice of Withdrawal of Appeal form and email it to rentboard@sfgov.org

Get help

Rent Board

25 Van Ness Avenue
Suite #320
San Francisco, CA 94102

Mon to Fri, 9:00 am to 4:00 pm (closed holidays)

View location on google maps

Phone

Rent Board counselor

Phone counseling hours are Monday - Friday 9:00AM – 12:00PM and 1:00PM – 4:00PM

Last updated December 11, 2023