Earthquake Insurance: Expensive? Yes. Necessary...?

When I'm working with buyers that are new to condominiums, one of the most common questions asked is "What do the HOA dues cover and why are they so expensive ?" Typically dues will pay for water, garbage service, common amenities and fire and hazard insurance. In some buildings, an earthquake insurance premium is also part of the dues. Its easy to guess if earthquake coverage is included without knowing for sure since the monthly assessment for a unit in a building with it can be double the equivalent unit would be without.

For developments that have a large percentage of commercial or retail space as part of the same structure, earthquake coverage is usually mandatory. Like The Beacon with its Safeway, Borders and commercial condominiums or The Four Seasons and St Regis with their hotels on the lower floors under the residential units.

Buildings like Arterra or The Infinity have a choice in the matter. Do you raise dues to cover earthquake insurance, protecting your investment while potentially lowering values by making the units less affordable? Or do you carry on as-is and hope that The Big One won't be so big.

Living in a seismically active area like San Francisco requires the ability to reconcile knowing that the ground beneath us can start to shake at anytime with potential major results. Gauging the value and benefits of earthquake insurance is a very personal decision that involves the instinct to manage risk with the need to preserve value and desirability.

Do you have a question about Downtown real estate? All you need to do is ask.

Asked and Answered: Does Downtown San Francisco Really Need Another Mall?

According to the Urban Realty Company, the developer for the proposed CityPlace Mall on Market Street between 5th and 6th, the answer is "Yes". The project has been in the design and review phase for a few years now. If approved in the current iteration, CityPlace will add approximately 250,000 square feet of 'value' based' retail along a dreary stretch of Market Street that most people wouldn't consider strolling down at any time of day or night, retail or not.

In general, I'm a pro-development type of guy but I'm not confident this mall will succeed. With potential tenants being 'value based' (think Ross Stores and the like) and the retail sector suffering, I don't see what value this adds to the neighborhood. Target will open The Metreon soon and additional retail square footage seems superfluous. Maybe I'm short sighted.

Neighborhood residents have the most to gain. Anything that can be done to change the scene along Market Street there can and should move forward. In lieu of a Ross, how about a grocery store that could serve the areas new residents in buildings like SOMAGrand and Argenta ? The typical Safeway occupies about 45,000 square feet so there would still be plenty of room
for designer outlet stores.

In the mean time, I'll see you at The Westfield Center. An excellent example of historic rehabilitation, adaptive and mixed-use development that is home to Spanish designer knock-off value retailer Zara. So there.