Dual-Exempt Richmond Duplex Transformation

The file

I bought this building myself. A rare dual-exempt 2-unit condo in San Francisco’s Richmond District—my neighborhood. The structure meant low rent-control risk, and the condition meant upside. I served as owner-builder for the full renovation: exterior envelope, waterproofing, windows, full interior upgrades on both units. No general contractor. I pulled the permits, managed the subs, and lived on-site for two years.

The result: rental income from the second unit covers 120% of ownership costs, and the building’s value increased roughly 60% post-renovation. This wasn’t a client project—it was my own capital, my own risk, and my own execution. It’s the reason I can advise clients on renovation scope, budgets, and timelines with firsthand credibility.

If you’re weighing a renovation, a hold-vs-sell decision, or trying to understand what a property could become—I’ve done the work. Literally.