Thinking about buying in Russian Hill and keep seeing “TIC” in the listing notes? You are not alone. Tenancy in Common can open doors to prime locations and classic architecture, but it comes with unique rules, financing, and responsibilities. In this guide, you will learn what a TIC is in San Francisco, how it works in practice, what lenders look for, and how condo conversion typically unfolds. Let’s dive in.
What a TIC is in San Francisco
Plain-language definition
A Tenancy in Common is a shared ownership structure where two or more owners hold undivided fractional interests in the same property. You own a percentage of the building, not a deeded unit like a condominium. Your right to occupy a specific flat is set by contract in a recorded TIC agreement. That agreement outlines use rights, governance, and how owners share costs and decisions.
Why TICs are common in Russian Hill
Russian Hill has many pre-war 2 to 6 unit buildings with distinctive Victorian and Edwardian details. When condominium rules were restrictive or costly, TICs allowed owners to divide interests and sell at more accessible price points. Today, TICs remain a way to access coveted micro-locations, including view corridors and walkable blocks, at prices often below comparable condos. The tradeoff is added complexity in financing, governance, and resale.
How TIC ownership works day to day
TIC agreement and exclusive occupancy
A recorded TIC agreement is the operating manual for the building. You typically have exclusive occupancy of one unit, but your legal ownership is a percentage of the entire parcel. The agreement sets your fractional interest, use rights, maintenance obligations, and rules for improvements. It also covers how and when you can transfer your interest.
Governance and decision-making
Most TICs function like a small association with budgets, reserves, and shared responsibilities. Agreements often require unanimous or supermajority votes for major work, refinancing, or structural changes. Meeting notes, reserve schedules, and insurance summaries are common attachments. Clear governance reduces surprises and helps protect your investment.
Key rights and restrictions to expect
- Right of first refusal or consent to sell. Many agreements give co-owners a chance to purchase your interest first or require consent for a sale.
- Leasing rules. Short-term or long-term rentals may be limited or prohibited. Confirm what is allowed before you buy.
- Shared liability. Depending on loan structures and the agreement, co-owners can be jointly responsible for building-level debts or claims.
TIC vs. condo vs. co-op
- Condo. Each owner holds separate title to a unit with shared common elements. Financing is broader and resale liquidity is usually higher.
- Co-op. You own shares in a corporation that owns the building and occupy through a proprietary lease. Co-ops are less common in San Francisco.
- TIC. You own a fractional interest in one parcel and rely on the TIC agreement for occupancy rights. Financing options are more limited and resale can be less liquid than condos.
Financing your TIC in Russian Hill
Lender landscape and pre-approval
Not all lenders finance TIC interests. Many conventional programs avoid them because underwriting and title differ from condos. You will want pre-approval from a lender that explicitly underwrites TICs and is willing to review the building’s TIC documents early. This alignment protects your timeline and negotiating position.
What lenders review
Most TIC lenders will examine the recorded TIC agreement, title reports, and building insurance. Some require minimum owner-occupancy levels and a review of budgets, reserves, and maintenance history. They may ask for confirmation of rules on transfers, leasing, and decision-making to ensure stable operations.
Rates, down payments, and underwriting
Expect more conservative loan-to-value limits and larger down payments than comparable condo loans. Rates can be higher and underwriting may require stronger reserves and tighter debt-to-income ratios. Because secondary market options are limited, many TIC loans stay with portfolio lenders who set specific terms for these properties.
Taxes and insurance to expect
Property tax and transfer tax
When you purchase a TIC interest, you pay transfer taxes and recording fees just as you would with other ownership types. Property taxes are assessed at the parcel level and allocated per the TIC agreement. If the building converts to condominiums later, reassessment of the new condo parcels can occur under county rules.
Insurance and liability
Most TICs maintain building-level hazard and liability insurance, funded through monthly assessments. You will likely carry an individual policy for personal property and interior improvements. Review liability and deductible provisions carefully, including how building-level debts or judgments are handled among co-owners.
Condo conversion in San Francisco
Why owners convert
Converting a TIC to condominiums can improve marketability, expand financing choices, and simplify future ownership and resale. Condo units are often easier to finance and attract a broader buyer pool. The potential for higher resale prices must be weighed against upgrade costs, legal work, and the city’s regulatory requirements.
Steps at a glance
- Feasibility review. Assess structure, seismic needs, life safety, and title issues.
- Prepare the conversion plan. Create the condominium map, legal descriptions, and required documentation.
- Regulatory approvals. Follow San Francisco’s process, including Planning and Building Inspection requirements and any tenant-protection rules.
- Address tenant protections. If renters are present, plan for notices, timelines, and potential relocation assistance under local ordinances.
- Record and form the HOA. Record the condo plan, map units, and establish CC&Rs and bylaws.
- Finalize title. After recording, units receive separate parcels and can sell as individual condos.
Timing, costs, and hurdles
Conversions can take many months to a few years based on building condition, occupancy, and approvals. Costs include architectural and legal work, permits and fees, and any required life-safety or seismic upgrades, which can be significant in older Russian Hill structures. Lender consent may be needed if there are mortgages on the property, so review loan documents early.
Due diligence checklist for buyers
Before you write an offer, request and review:
- Recorded TIC agreement, house rules, budgets, reserves, and recent meeting minutes.
- Current title report, including any mortgages, liens, or judgments.
- Monthly assessment pro forma and reserve study, if available.
- Building-level insurance evidence, including coverage limits and deductibles.
- Inspection reports for structure, roof, foundation, seismic needs, systems, and pests.
- Any rent roll, lease files, or occupancy history if units are or were tenant-occupied.
- Disclosure of disputes, lawsuits, permits, or code violations.
- Transfer restrictions, right of first refusal terms, and any consent requirements.
- Clear boundaries for exclusive use areas and common spaces like storage and laundry.
- Status with local agencies on permits or violations that could affect upgrades or conversion.
Is a TIC right for you in Russian Hill?
A TIC can be a smart way to secure a classic Russian Hill flat at a price point below comparable condos. You will want a lender that welcomes TICs, a clear understanding of the recorded agreement, and a realistic view of long-term plans, including possible conversion. With careful diligence and the right team, a TIC can deliver location, character, and value.
If you would like a private, detailed walkthrough of a specific TIC’s documents, financing options, and market position, connect with The Warrin Team for a discreet consultation.
FAQs
What does “exclusive occupancy” mean in a TIC?
- You own a fractional interest in the whole building, and your right to live in a specific unit is granted by the TIC agreement rather than a separate condo deed.
How is TIC financing different from a condo loan?
- Fewer lenders offer TIC loans, down payments can be larger, and underwriting is often stricter, which can lead to higher rates than comparable condo financing.
Can I rent out my TIC unit in Russian Hill?
- It depends on the recorded TIC agreement, which may limit or prohibit rentals; review leasing provisions and local regulations before you buy.
Is it harder to resell a TIC interest than a condo?
- Usually yes; buyer pools and lender availability are narrower for TICs, and some agreements include right of first refusal or consent to sell.
What triggers a reassessment if a TIC converts to condos?
- After conversion and recording the condo map, the county can reassess the new condo parcels under standard assessment rules.
How long does condo conversion take in San Francisco?
- Timelines vary by building complexity, condition, occupancy, and approvals; expect many months to a few years, plus costs for legal work and potential upgrades.
