Wow, you rent and have dogs in San Fran? We found our cat to be such a limiting factor, can't imagine how tough it must be with a dog! The Craigslist listings went from about 200 listings to 3 when we chose "cat friendly". We ended up buying in large part so that we could get a labrador and not have to worry about the next apartment we'd have to look for accepting dogs/pet rent.

Whether or not I can hear the neighbors and they can hear me.

I agree! So many complexes around here are pet friendly, but they charge outrageous fees for them. One of the nicest parts of eventually buying a house was never having to worry about pet fees and pet acceptance.

I agree with all of these, location being the most important factor. Condition is also important; we moved to what initially looked like a spacious, airy flat to later discover that there were massive gaps in the windows which let cold air in in the winter and mould started growing on the ceiling and in the bathroom. The place always felt damp and dank.

Living in a city you sometimes have to settle but it's worth prioritising what you need from a home. Although the above issues eventually really bothered us, rent was cheap, we were close to a massive green space, it was an easy commute into the centre of the city and there were lots of shops within walking distance.

good point about location, this stopped us JUST before making on offer on a townhouse...seeing a noontime drug deal between our potential home and the metro.

Another aspect of city living is noise and light. When I was apartment searching in Honolulu, I found a place I could afford (no mean feat considering the "Price of "Paradise"), I neglected to factor those elements into account. I now live in a 450sf apartment which is right on the ambulance/fire route! I'm also surrounded by low and high rise buildings, all with unshielded walkway and parking lot lights. It's so bright at my front entrance (not street facing) that I can read a large print book with no problem. High up in a building this may not be problematic, but the lower 4-5 floors may have an issue.

SF renter here. Under "condition" if looking at an old place (ours is a 1909 building), check for outlets, and make sure the windowsand doors open and close. Our kitchen has one outlet (fridge and stove plugged into it), so we have to unplug one of them to use a toaster or any other appliance. Same with the bathroom. We have one outlet in our light fixture (so the light has to be on for the plug to work....so no charging electric toothbrush over night). The other unit on our floor has no outlet in the bathroom.

An excellent, well thought-out list. I advise mainly British clients buying property in southern France, and the main mistake I find they make is to fall in love with an apartment or house, without checking all the points you list - especially the location of the building, neighbours, potential noise etc. As a lot of the properties selected are in seasonal, tourist areas, it is easy when viewing during the out-of-season months to not notice the nice little bar or restaurant next door, which will be packed and noisy till 2.00 am during the summer!
More than one visit is advisable, and perhaps with a dispassionate friend who may not share your enthusiasm but can point out the con's as wells as the pro's. Whether you are buyting or renting, it is not something to enter into in haste, whatever the pressure from an owner or realtor. There is invariably something else just around the corner, perhaps even nicer.

Just an FYI: parking is not so bad in the Inner Richmond. I lived there for 5 years, and while we had a garage that my roommate and I shared, I was always able to get a parking sport within 3-4 blocks on the days I parked on the street.

We found our house by searching first by location, since we had to have easy access to a metro station. Then we only looked at houses in our price range, then we filtered by our must-haves: garage, hardwood floors (we were never going to afford to install them ourselves), good appliances, and lots of natural light. Everything else we were flexible on, considering we were budget shoppers and knew we were going to get a house that needed some work.

I second the look for outlets comment! I toured my old house before the tenent I was replacing moved out. She had lamps all over the room and various electronics. What I didn't see until move in day were the 5 extension cords coming from every adjacent room because there was just ONE outlet in the very corner. (My first night I blew the power on my side of the house and had to dry my hair in the kitchen.)

Wow, is this apartment searching for dummies? Aren't these things obvious to look for?

I second the outlets (or third?) factor.

I also check water pressure of the shower and the kitchen faucet and flush the toilet. Just to check overall plumbing.

In SF you also have to consider micro-climates. I've lived in various neighborhoods in the city and have found that weather really does effect you. Esp if your working from home.
When i made the move from Outer Richmond to Potrero Hill it was literally a totally different world. Sun comes through my windows almost everyday - and i can grow things (a plus) which is unthinkable sometimes in the Sunset and Richmond Districts. Living by the beach doesn't always mean sunny.....
Also - just a little advice but if your really interested in a particular neighborhood i would walk around and look for "For Rent" signs. Sometimes this means they didn't post on Craislist with is a HUGE help if your planning on scoring a place.

I visit any new rental at midnight to see if the street is well lit enough and has enough pedestrian access for me to feel safe at night. And, if you have a car, see how far away you could be likely to have to park and if you feel safe walking that path.

Other biggies for me:
+ Pollution factor (breathably safe distance from a freeway and major polluting factors like coal plants)
+ Views (nothing spectacular needed but not facing a brick wall or air shaft is a plus),
+ Weather proofing of windows and doors and general insulation (this really impacts utility bills and can sometimes be done on your own once you move in).
+ Sunlight - I work from home and need a bit of it.
+ Hardwood floors
+ Gas stove

Big big big one is cell phone service. I always forget to check when renting a place. I've been stuck in places where you have to hang out a window or stand just so to get a decent conversation. It might be kind of nit-picky but it's something to think about.

+1 on cell phone service.

In addition to what's already been listed I would say to consider proximity to some sort of green space...parks, running/biking trails, water, etc.

Some things you can't check for: the landlord upstairs who snores; the number of pigeons, gulls, and crows in the parkway (dirty and noisy - and fed by the local immigrant population); the number of noisy trash pickers who come around the night before city trash pick-up.

I look forward to moving, believe me.

I was surprised when I was apartment hunting at how many places were adult only. I can't understand it. I couldn't find a place downtown that would allow children that was nice. The ones that did were in rougher areas of downtown and some aparently also allowed feral cats to urinate in the building.

So, that left me with a compromise on location. I live in a place that's only a 10 minute train ride from downtown. It's not the best neighourhood but it was the best I could find at the time.

It allowed cats and other small housepets when I moved in but when it went condo the building decided to allow dogs. That has been the WORST. There have been several incidents with dog poop in the hallway and in the parkade. Dog poop smeared in the carpeted halls is absolutely disgusting and a health hazard.

And yet downtown I could easily find a place that would allow dogs before it would allow children. I have yet to find a child leaving poop in the hall...

Knowing what the place was like prior to dogs being allowed and the state of things where I am now, I'd have to say if I looked for another apartment my list would include a no dogs policy. I realize that will make me rather unpopular here. And I recognize it's not all owners that are so negligent. But the ones that are have made it something I never want to deal with again.

I also have no power outlet in my 1930 bathroom=personal health implement chargers abound on my kitchen counter, & hydroflosser used at the kitchen sink, lol. Sometimes you gotta compromise.

Several thing I have learned in my current space

1. Odors. I'm not talking about food smells, I'm talking about the smell of cars being painted. Nothing like coming home from a long day at work to a house that smells like fumes. I get a double dose too - there's a place two doors down and one on the block behind me. It's not consistent, but often enough.

2. Sounds. Said repair shops always seem to run a very loud air-compressor(?). When people visit they always ask, "What's that?"

3. Garbage routes. Common wisdom dictates that your street will have 1 or 2 pickup days. My street. EVERY DAY. There are several larger complexes on my street that get daily pickup. (and yes, my bedroom is in the front)

4. SROs. If there are SROs in your 'hood there will be people hanging around at all hours of the day and night. These places also tend to be a magnet for drugs and prostitution.

5. Gangs (and cupcakes). Gang activity can be hard to spot if your neighbors are great at painting over the graffiti. You can always talk the nearest police station about the neighborhood. Or you can do research for maps like this.

6. On-time muni performance, by line, if you're going to rely on it AT ALL.

7. Garage spot. If you don't have a garage spot, what is street parking like? SFMTA doesn't believe that ANY street parking should be free, so we all have to prepare for new meters city-wide over the next couple years. That could easily add $1K to your rental cost.

Good luck!!!

OH. And based on my experience... check out your landlord! I ended up renting from Citiapartments. I should have paid more attention to the people picketing.

For me, sunlight is the dealbreaker. I've lived in apartments where I never saw sunlight, and it was incredibly depressing. Give me windows, windows, windows!

As an SF Renter for 5 years some things to consider:

(a) Visit your prospective apartment during the day AND at night. Sometimes what seems like a great neighborhood, isn't.
(b) SUNLIGHT. I lived in a bedroom without sunlight for a whole year and I'll never make that mistake again.
(c) Muni/ Garbage routes. I live on a street that has three bus lines going down it (the 6, 37, and 43). If my bedroom was in the front we would hear buses all night. Also, friends who lived a few blocks away were on the nosiest garbage route and they knew every Tuesday and Thursday they'd be woken up by people going through their recycling bins.
(d) In the neighborhoods west of Divisadero make sure they are dry (have good heating and or ventilation). I lived in an apartment that had little sunlight, no HVAC system, or cross-apartment ventilation which lead to a HUGE mold problem. If you are in a foggy part of town, mold is a very real problem and not fun to deal with.
(e) To agree with an earlier comment, cell phone service. In my last apartment using my cell phone at home wasn't an option.

I think your list is smart! But I would make sure that if you are spending more money for location (which is your #1) make sure it's for safety/accessibility more so than for convenience to shops/restaurants. At the end of the day SF is 7x7 and nothing is that far to get to!

Heather, what are SRO's?

I'm surprised that no one has mentioned talking to potential neighbors. Not only will you get to hear their complaints, but you'll get an idea if they're a neighbor you'll want to avoid having.

I know your pain having lived in SF and Boston--the rental market is brutal. And when you are one of ten people at a showing, you don't have time to do a lot of leg work before somebody rabidly plunks down $3000 in fees/deposits to secure their spot. You literally have minutes to decide. Are you working with an agency/agent? A good one can be a real asset (they have and use you list of requirements, and show you a variety of places that meet at least most of your criteria)...bad ones are just people who escort you to endless crappy apartments hoping to luck-out so they get their fee (usually one month of rent). When I had to move across town in Boston, I benefited from talking to my super and landlord--they were totally connected to other landlords and through some calls got me into a place before it was shown publicly...I had to clean it myself, but I skipped realtor fees so that was more than worth it.
SF is pretty mellow in terms of utility expenses, but I'd offer a tip...keep the phone numbers for PG&E/Spark on your cell, you can call in an address and get the last few months of usage information without any hassle...might save you from a gas-guzzler.
GOOD LUCK.

We needed to live in the city because my husband works in SOMA and I work in San Mateo, so we wanted a central location for reasonable commute times. Also, we have a one-year-old son. Our decision was easy. We are not working high-earning jobs, so we punched a rent ceiling of $2000 in to Craigslist and ended up with a choice of about 10-20 apartments, most of which were basements in the Outer Sunset. We chose an 1100 sq ft flat in a refurbished Edwardian home in the Excelsior with an open floor plan, 12 foot ceilings, lots of big windows, and centralized heating. The neighbors are loud and obnoxious; there is a gaggle of teenage boys who hang out on the corner near our house at night doing mischief (like doing doughnuts in their cars in the intersection until they lose control and take out a fire hydrant), but hey, the rent is cheap. Not sure if we will stay in San Fran. The prices have gotten so high, it is barely manageable. We moved here from Manhattan, and I have to say, I think I got more for my money there!

@ Jess L.

What? Whoa. You found parking within 3-4 blocks of your house?? And that's acceptable? In the city that's a quarter of a mile!

@ badneighbor and Heather C.

SROs? Are those Halfway Houses?

Ah yes, SROs-Single Room Occupancy. Exactly.
http://en.wikipedia.org/wiki/Single_room_occupancy

Be led by your head, not your heart. Those 'charming' features such as original windows, wood floors and old bathroom fixtures will probably turn out to be draughty, creaky, woodworm-ridden, and likely to drive you mad after a while. You will also pay dearly for a nice view, which, IMO, is not worth it if you're renting.

This is something I wish I would've taken into account when I bought my condo: accessibility and privacy of any outdoor space. I share my back porch, and only outdoor space, with my next door neighbor. The way the porches are configured, only their kitchen window and door overlook the porch; meanwhile, my bathroom, kitchen window, and master bedroom windows overlook the porch. My neighbors smoke and have a dog, which means, they are on the porch at all hours of the day and night. It's not so bad during the winter but jaw-clenching, teeth-gritting, horrible in the summer when the windows are open. The noise and smoke seeping into my home from them makes me hate my otherwise lovely home.

@xlcr it sounds to me like Burlingame would fit your housing needs, commutes & budget a bit nicer. It's also sunny, parking abounds, and your Husband could take advantage of Caltrain to SOMA, while your commute would be a short drive. If you want to stay in SF, Protrero might also be an option- its pretty central for both of you.

This is a great AT post for SF renters! It would be mandatory reading-including all the great comments. Another important factor for me is the street noise/pollution. I once lived on a street that saw a pretty large amount of traffic - my windows were grey from the exhaust- not to mention the noise of cars & honking. And like other readers said, check the ventilation system and for mold!
I also want to re-emphasize that Microclimates are so very real. If you need warmth & sunlight on a relatively regular basis I'd opt for neighborhoods like Protrero, Noe Valley, SOMA, parts of Russian Hill and parts of the Pac Hts/Cow-Hollow Marina border. If you really want sunny temps though you may be better off in the eastbay or peninsula!

After many months of tedious house-hunting I was so anxious to settle in somewhere that there are a few things I forgot to look into:

1)Supermarkets. I did remember to check if there were supermarkets, but I forgot to check what the supermarket was like. Our nearest supermarket (exlcluding tiny convenience stores) is a low-end supermarket that doesn't stock many of the things I cook with and has a bad fruit/vegetable/meat section. I don't have a car, so the nearest nice supermarket is 30minutes away by foot (bus would probably be the same since there aren't many of them). A real pain!

2)Sunlight in winter vs summer
When we visited the apartment it was summer, usually at noon or in the early afternoon. Sun came in through the northern windows and everything looked great. The problem was that when we moved in in November there was never any direct sunlight. Ever. (well except for the tiny window in the bathroom). Thankfully, ever since January I've noticed some sunlight for about half an hour in the morning. I should have thought to calculate the different ways the sun moves in summer versus winter (but seriously, who does?)

3)Moss/Mold.
Since we visited the apartment in the summer, the common areas outside had just been cleaned. But when we moved in in November, the area was moldy and green. I should have paid more attention to the fact that the common area is cold, damp and dark.

I've been in my current place for four years and it has its benefits and definite problems:

1.) The landlords themselves. Depending on what the problem is they are very slow to respond. If there is a plumbing problem they'll take care of it because they don't want damage to the property. But the family of skunks that have been living under the house? It's taken two years to try to resolve because they don't want to pay the money to have the crawlspace under the house repaired. Do they have smoke detectors installed? Some states (such as the one I'm living in) require them to be installed by the landlords...mine weren't. I had to buy my own. I don't know what the laws are in other states. Ask around and see how reputable your landlords are and how well they take care of the property and their renters. I know there are some websites that rate the properties.

2.) The plumbing. Flush the commode. Turn on the water if you can. Check on water pressure. I discovered my toilet backs up every six months and the sewer line has to be cleaned out because of tree limbs growing into the pipes. It's hard to tell when looking at the property for a few moments but its something to consider.

3.) The windows. Check and see how old the windows are. Mine, I'm guessing, are original to the house (which was built in the 1930/40s). They are 9-pane windows that are so poor on insulation that during the winter if I'm sitting next to them I need to have a space heater and gloves. This will effect your utilities. Also check to see if the windows are painted shut.

Good luck!

What are gang-related cupcakes?

My must-haves:
-clean, safe and walkable area (no all-day loiterers or other questionable types on the street)
-modern apartment with new or relatively new fixtures, appliances, whathaveyou
-apartment complex with professional management (no individual super/landlord type), a maintenance staff that responds to repair requests within 24 hours (or sooner if emergency), and a cleaning staff for common areas
-short walking distance to subway, bus stops and supermarket
-no dogs
-sunlight and lots of windows
-gas stove

So glad I don't have to deal with looking for an apartment. Buying a house was the best decision we ever made. But location is the most important thing when it comes to finding a place to live especially when you are buying. At least if you are renting, it's easier to just pack up and find another apartment.

-Look for good management companies instead of hoping for a good landlord. They're more responsive, have more money to spend, and are easier to find reviews of on Yelp etc.

-Look for unexpected perks, like shared rooftop garden with a better view than you place might have. My apt (not in SF) has an amazing common area on the 10th floor that's all glass with lots of nooks and crannies to sit and read, or visit with friends who are allergic to cats. There's even a commercial style kitchen to use for large parties, should I ever be in the mood to have one.

I agree on all of the rest above, and especially

-windows with light. Year round light, so taking a compass and making sure you're not in a northeast facing apt. That will let you know winter light will not be like living above the Arctic circle.
- run the faucets, flush the toilet, turn on the stove, and look for bathroom fans. My last apt didn't have them and I never imagined that they'd be missing, so I didn't look.
- drive through at all times of day, including weekends, and if you already live in The City (which I still miss terribly) make sure you're not in major tourist congestion areas. You know the major parade routes, Bay to Breakers route, Folsom St (Ok, that's not tourists, but make sure you dont' move there if you have kids....)

I really really miss SF, but you've reminded me why I can't afford to live there forever. On a fixed income, it had better be a HIGH fixed income.

Also, I can't imagine so many apts dont' allow dogs considering the number of dogs I always saw on the streets, in the parks, outside and sometime inside cafes. Maybe it would be good to ask dog walkers in your target areas where they rent and if they know of other apts that allow dogs.

Gurl, you gotta look into Oakland. Seriously. Lived in three different SF apartments over 5 years, moved to Oakland 18 months ago and couldn't be happier.

Or don't, actually. If too many city folks come over our rents are gonna start climbing.

Around here to 'cupcake' is to put hos before bros- to ditch the people you're with to do some flirting, etc. Not sure of the gang connection, but slang has regional variations.

Water tank size! 5 gal tank at 1 gal/min = 5 min showers. Yeesh.

OMG, reading the comments and this post makes me so glad I don't live in SF! We've owned our house in PDX for eight years now and I can't imagine trying to rent here, let alone in SF. The last apartment I rented was in Spokane, WA. I paid $450 a month for 800 square feet, hardwood floors, floor-to-ceiling windows, and a working fireplace. Seriously. Location only goes so far when we're talking about quality of life. At some point the cost of living in a desirable city outweighs the benefits.

In 45 comments, no one has mentioned rent control?!! It makes a huge difference. If you are in SF in a rent-controlled building (generally all building constructed before June 1979), your rent cannot be raised more than a set (small) percentage each year. Also, you can be evicted only for limited, specified reasons.

Whether you can hear the neighbors or not. I'd take mold or incessant light in a heartbeat over the thiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiin wall that I share with a neighbor couple that have two babies. That cry all night long, many nights. I really wish they'd move out, considering that the four of them and their two dogs live in a studio apartment. :(

I would move, but it cost 3,500 in fees to move into this $600/mo apartment. I lost my job, and just don't have it. :(