SERVICE
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 know
Reasons to appeal
You may appeal a Rent Board Decision if you believe it:
- Is incorrect or based on legal error
- An abuse of discretion
- Would cause you a financial hardship (only a valid basis to appeal certain decisions)
Deadline
You must file your appeal within 15 calendar days of the mailing of the Decision.
If the appeal is filed after the deadline, you must provide a "good cause" reason for the late filing.
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.
4. Submit your appeal packet
Submit online
Combine all of your supporting documents with the form in a single pdf file. Do not include links, videos, or audio files. 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.
You do not need to make copies if you submit online.
Email your appeal packet to:
Submit by mail or in person
You can submit by mail, in person or online, but do not submit more than once.
You must submit by mail or in person if any of the following is true:
- Your packet is over 40 pages
- You want the Commissioners to have color copies
If you submit by mail or in person, make enough copies of your appeal packet for:
- Each party in the case
- 16 Rent Board Commissioners and staff
Bring or mail all copies of your appeal packet to:
Rent Board
25 Van Ness Avenue, Suite 700
San Francisco, California, 94102
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.
Special cases
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
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
To withdraw a pending appeal, fill out the Notice of Withdrawal of Appeal form and email it to rentboard@sfgov.org.
Get help
Address
Suite #700
San Francisco, CA 94102
Phone
Partner agencies
What to know
Reasons to appeal
You may appeal a Rent Board Decision if you believe it:
- Is incorrect or based on legal error
- An abuse of discretion
- Would cause you a financial hardship (only a valid basis to appeal certain decisions)
Deadline
You must file your appeal within 15 calendar days of the mailing of the Decision.
If the appeal is filed after the deadline, you must provide a "good cause" reason for the late filing.
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.
4. Submit your appeal packet
Submit online
Combine all of your supporting documents with the form in a single pdf file. Do not include links, videos, or audio files. 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.
You do not need to make copies if you submit online.
Email your appeal packet to:
Submit by mail or in person
You can submit by mail, in person or online, but do not submit more than once.
You must submit by mail or in person if any of the following is true:
- Your packet is over 40 pages
- You want the Commissioners to have color copies
If you submit by mail or in person, make enough copies of your appeal packet for:
- Each party in the case
- 16 Rent Board Commissioners and staff
Bring or mail all copies of your appeal packet to:
Rent Board
25 Van Ness Avenue, Suite 700
San Francisco, California, 94102
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.
Special cases
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
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
To withdraw a pending appeal, fill out the Notice of Withdrawal of Appeal form and email it to rentboard@sfgov.org.
Get help
Address
Suite #700
San Francisco, CA 94102