On Sunday, people in San Francisco's Noe Valley neighborhood celebrated the opening of a public restroom that made headlines with its estimated cost of $1.7 million before it was eventually built for a much lower price.

About 100 people filled Noe Valley Town Square to celebrate a brand new bathroom that drew international ridicule in 2022 for the astronomical pricePublic outcry forced the city to flush the idea down the toilet.

“Noe Valley, let’s hear our ‘not $1.7 million bathroom,’” event organizer Leslie Crawford shouted to the cheering crowd.

The organizers wanted to have some fun at the celebration and incorporate everything related to the toilet – there was even a live jazz band that renamed itself “American Standard” for the day.

“We couldn't bring Toto here, so…” laughed Crawford. “When everyone's laughing at you, you have to take the power back and laugh at yourself.”

Crawford admitted that San Francisco deserved all the crap it got when the city first announced the estimated $1.7 million cost of building the toilet. People thought it was the perfect example of government waste.

“This is absurd because the pipes were already in the ground when they built it. [town square] out,” said Noe Valley resident Todd Siemers.

“I found it a little ridiculous myself, everyone thought that,” added local resident Linda Maes.

A private company finally donated a prefabricated bathroom. But the cost still came to $200,000. The city said union workers would have to connect water lines and build other infrastructure to prepare everything.

We asked the people who used it: “How did it go?”

“I'm excited that they have a bathroom now,” said resident Zach D'Angelo. “And I give it a 10 out of 10.”

“It's great, it's a relief,” laughed Maes. “And we can relieve ourselves when we need to. We don't have to go into a [nearby] Restaurant.”

“It was spacious and clean and wonderful,” Siemers said.

And Crawford is glad that, at least for a while, there will be no more toilet jokes about San Francisco.

“This is a great ending to our story,” Crawford said.

The city said the bathroom is about 50 square feet. It has a metal toilet and a changing table.

More from CBS News

And Lin

Da Lin is an award-winning journalist with KPIX 5 News. He joined KPIX 5 in 2012 but has been covering news in the Bay Area since 2007. Da grew up in Oakland and spent five years as a news reporter for three other television stations in Texas, Southern and Central California before returning to the Bay Area. He also spent five years as a reporter for KRON 4.

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Highlights

• The average baseboard heating cost is $860, though a typical range is $409 to $1,335.
• The home and room size, number of heating units, labor rates, running costs, and location are major considerations that homeowners will need to review as they calculate the cost to install baseboard heat.
• Many homeowners in certain climates prefer baseboard heating systems for several reasons: excellent zoning options, better energy conservation, fewer maintenance needs, and no ductwork installation requirements.
• The installation of baseboard heaters requires a trained technician’s knowledge of electrical systems and optimal air flow to ensure the unit runs efficiently and adequately, which is why most homeowners prefer having a professional installer complete the project.

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Baseboard heating is a heating system that uses convection to heat rooms without ductwork or electricity. As a popular heating option for many homeowners, it can heat a room by using gas, electricity, or hot water. “Many homes only have baseboard heaters for their heating source,” explains Christopher Haas, expert electrician and owner at Haas & Sons Electric in Millersville, Maryland. “Depending on the room size, you would have one or more. Baseboard heaters work best in smaller rooms with less volume. They don’t have the means to move the air around like a conventional HVAC system with its large internal fan, so large rooms are not ideal.”

How much does baseboard heating cost? According to Angi and HomeAdvisor, a baseboard heating system ranges in price from $409 to $1,335, with many homeowners spending $860 on average. The cost to install baseboard heat can vary due to some important factors, including the size of the home and individual rooms, the number of heating units, local labor pricing, and geographic location.

The type of baseboard heating system also affects the overall cost. For instance, an electric baseboard heater is the most common and is typically more budget-friendly to install than a hot water, gas, or propane baseboard heater. When considering baseboard heater installation, homeowners will want to weigh the upfront costs against the long-term energy savings. Talking with a heating professional can help homeowners understand the size of the heating system they need while finding a price that works with their budget.

Photo: istockphoto.com

Factors in Calculating Baseboard Heating Cost

When homeowners are calculating baseboard heating costs, several factors influence the project total. The national average cost for baseboard radiator heat installation is $860, but it’s important for homeowners to note that this average may vary depending on home or room size, number of heating units, local labor prices, and geographic location. Taking all these factors into account can help homeowners realistically budget for baseboard heater installation.

Home or Room Size

The size of a home plays an important role in the overall baseboard heating cost. Larger homes typically require more extensive heating systems to ensure the entire home is adequately heated. As the square footage increases, more baseboard heaters or more powerful units are needed. The layout of a home can also affect the efficiency of the heaters, so the pro will carefully map out the system before the installation process to maximize the heaters’ capacity within the space.

Further, the size of a home influences whether electric, hot water, or gas baseboard heaters would work the best. Electric baseboard heaters are typically used for smaller spaces, while gas or hot water baseboard heaters may work better for larger homes due to their even heat distribution. The cost of each type of system and the installation expenses vary based on the size and layout of the home.

Large rooms will typically need more than one baseboard heater to adequately heat the room, and some heating professionals may offer a discounted rate to install multiple heaters. Since baseboard heaters are used to heat a single room rather than an entire house, homeowners might choose to install heaters in only certain rooms to ensure that each room gets the right amount of heat for their comfort.

Baseboard heaters are available in two voltage options: 120 volts and 240 volts. While both are effective, the 240-volt units are more energy-efficient due to their lower amperage requirements. The higher-voltage option uses thinner heating elements, which results in better heat distribution and improved energy consumption. To make sure each room gets enough heat, it’s important for homeowners to choose a baseboard heater with the appropriate wattage that matches the room’s square footage.

As a rule of thumb, a single 500-square-foot room is best served with a 4,500-watt heating unit to adequately heat the space. This type of unit can cost from $300 to $1,000. Finding out how the size of a room impacts the overall price of baseboard heater installation can help homeowners budget for the project.

Number of Units

The heating capacity of each baseboard heater depends on the wattage and amperage. A 500-square-foot room needs just one 4,500-watt unit (or a combination of multiple units that total 4,500 watts) to make sure the room gets enough heat. Homeowners can get a good idea of how many baseboard heating units they’ll need for their home by knowing their home size.

Labor

Professional labor is important for a safe and effective installation process so that the heating system, in turn, runs efficiently and safely. The average cost to hire one of the best HVAC companies (such as One Hour Heating & Air Conditioning or Aire Serv) to install a baseboard heating system ranges from $75 to $250 per hour. More difficult or complex installations are priced on the higher end of the hourly range. Additionally, densely populated urban areas with a higher cost of living typically have more expensive labor rates than rural areas.

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Geographic Location

The geographic location of the home also influences the overall cost of baseboard heating. For instance, colder climates with harsh winters may need a more robust heating system that can produce sufficient heat to keep the home warm and comfortable. Yet in milder climates, the heating system may not need to be as powerful or have as many baseboards in each room. In addition, the cost of electricity, gas, or propane varies by location.

Additional Costs and Considerations

When budgeting for baseboard heating costs, homeowners may discover they’ll need to apply additional price factors and considerations that can alter the project total. These can include permit fees, running costs, electrical work, and additional equipment.

Permits

The total cost for permit fees to install a baseboard heating system varies depending on the location of the home and the number of amps, circuits, and heating units. Getting the correct permits ensures the system complies with local building codes and regulations. On average, permit fees to install baseboard heaters range from $50 to $350.

Running Costs

It’s more costly to run baseboard heat than other types of heating systems such as radiant floor heating. Radiant floor heating costs around $3,831 to install but only an average of $3 per day to operate. Understanding the ongoing costs for baseboard heating units is important for homeowners who are considering how much they will spend to install and run the system throughout the colder months.

It can cost from $500 to $1,000 per month to run an electric baseboard heating system, depending on the amount of insulation and size of the home. To estimate the cost to run baseboard heat, homeowners can divide the heater’s wattage by 1,000, then multiply it by the number of hours a day the unit is used. This number becomes the number of kilowatt hours. Homeowners can then multiply the total kilowatt hours by the kilowatt rates from the energy provider, and that will yield the daily cost for using baseboard heat.

(Baseboard Heater’s Wattage / 1,000) x Running Hours per Day = Kilowatt Hours

Kilowatt Hours x Kilowatt Hourly Rate = Daily Cost

Electrical Work

Baseboard heaters need a dedicated electrical circuit to make sure the unit runs safely and efficiently. The wiring and circuitry installation requires a skilled professional, which can influence labor costs and overall project expenses. Hiring an electrician costs about $162 to $535. In some cases, the existing electrical panel may need to be updated to accommodate the baseboard heating system, and an inspection may be required in some cities to ensure it’s correctly set up. An electrician will make sure local electrical codes and regulations are followed to ensure the home’s electrical system is safe to operate.

Additional Equipment

The addition of extra equipment can influence the overall cost of baseboard heating since it includes both labor and material expenses.

• Thermostats and controls. Upgrading or installing thermostats and control systems can increase the overall cost of baseboard heat. Smart thermostats have remote-programmable settings, remote access, and energy monitoring. While these can improve the efficiency of a baseboard heating system, they will add to the overall cost. Thermostats can range in price from $20 to $500, and the labor to install them runs from $100 to $200.
• Zoning systems. Using zoning systems to control the heating in different areas or rooms can increase costs. Zoning installation requires additional equipment such as zone valves, dampers, and zone controllers.
• Baseboard heater covers. Some baseboard systems do not come with safety covers to protect people from getting burned by the steel exterior, which can get very hot. Intended for use with hydronic heaters (heat produced with hot water), safety heater covers cost from $50 to $170.
• Brackets. Wall brackets are used when a heating unit sits less than 7.5 inches from the floor to the top of the heater. These cost from $6 to $10 per bracket.
• Outlet receptacles. If a baseboard heater is placed under a power outlet, the heat will melt the plastic outlet over time. Heater-specific outlet receptacles that can withstand the constant heat cost from $20 to $30.

Types of Baseboard Heating

Many homeowners decide to add baseboard heaters when estimating the cost of installing new baseboards in their home. The cost can vary depending on the type of heater that’s installed. If a homeowner has questions about the best baseboard heaters for their home, a professional can provide recommendations based on the customer’s overall heating needs and budget. Knowing how the different types of baseboard heat influence the cost of heating a home can help homeowners choose the right baseboard heating unit for their home.

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Electric

Electric baseboard heat is a type of heating system that doesn’t require plumbing or ductwork, which makes the installation costs more budget-friendly than other types of heating systems. The long, narrow units are installed along the base of exterior walls and use electricity to heat up aluminum fins or ceramic elements in the unit. The heat warms the air as it rises and radiates heat into the entire room.

Since electric baseboard heat can be expensive, it’s typically recommended for remodels and home additions as a supplemental heat source rather than the primary source. The efficiency of the system depends on a home’s insulation, thermostat settings, and the cost of electricity in the area. In locations with high electricity rates, the operating expenses of running electric baseboard heaters can be significantly higher than for other types of heating systems that use natural gas or propane. Homeowners can expect to pay from $200 to $1,100 to install an electric baseboard heating system.

Hydronic

Hydronic baseboard heating is a system that uses hot water heated by electricity to provide warmth. These types of heaters take longer to heat up than electric-only heating models, but they stay warm for a longer period of time. They’re also more energy-efficient, but the upfront installation costs are more expensive since the process involves additional components, such as a water heater or boiler, piping, and controls. The cost to install hydronic baseboard heat ranges from $400 to $1,200 per heating unit. It’s important for homeowners to know that these heating units require regular maintenance, including boiler checks and system flushing, so the ongoing costs may be higher than average.

Toe Kick

Toe kick baseboard heating is a specialized type of heating system that’s designed to fit into the recessed space at the base of cabinets, stairways, or kitchen counters. Toe kick baseboard heaters are typically used in areas that are too small for traditional baseboard heaters. While the installation process is generally straightforward, the tight space requires careful planning. Toe kick baseboard heat is not recommended as the primary heating source for a home but rather as a supplemental source of warmth in high-traffic areas such as kitchens and bathrooms. Toe kick heater cost ranges from $420 to $1,300 including labor, or just $175 to $430 per unit.

Wall

Wall baseboard heating, also known as wall-mounted baseboard heating, is a type of heating system in which the heating units are installed along the walls of a room. They can be mounted onto a wall’s surface or recessed in an interior wall. They heat up quickly and distribute heat by using a fan. Despite their size, small baseboard heaters can produce adequate heat for smaller areas. These types of heaters run from $370 to $1,200 per unit including installation and are recommended for small spaces such as bathrooms.

Photo: istockphoto.com

Benefits of Choosing Baseboard Heating

Baseboard heating has several benefits that make it a popular choice for homeowners. These advantages include safety, easy installation and maintenance, zone heating, and energy conservation.

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Cost Effectiveness

Baseboard heaters generally have a lower installation cost than other types of heaters. This is partly because they’re easier to install than other types of home heat systems but also because homeowners can more easily control their heating in different rooms, lowering their energy costs as well.

“Electric heat is nearly 100 percent efficient, meaning all the power [electric heaters] consume gets converted to heat,” explains Haas. “Hydronic heaters … continue to give off residual heat from the warmed-up oil inside. This provides more even heating.” This also translates to lower running costs.

Easy Installation and Maintenance

Baseboard heaters are relatively easy to install, making them a convenient option for both new home construction and retrofits. They do not require ductwork or extensive renovations, which can be expensive and time-consuming. For example, a typical HVAC replacement cost is $7,500, and adding a new zone to improve heating in one area costs about $2,000 to $3,000 more. By comparison, installing three baseboard units in two or three rooms costs about $3,500.

Baseboard heating systems have minimal moving parts, reducing the risk of mechanical failure and the need for frequent repairs and cleaning. Overall, they provide a hassle-free heating solution with less maintenance than a traditional HVAC system.

Zone Heating

Zone heating is a significant benefit of baseboard heating. Zoning offers homeowners the ability to control and customize the temperature of individual rooms or zones in the house. As Haas explains, “You can have each heater set to different [temperatures] or group them so a whole room runs off one thermostat. This is great if you like to keep particular rooms warmer or colder than others.”

By personalizing the temperature of each room, homeowners can save energy by heating only those rooms that are actively used. Zone heating also allows homeowners to address temperature variations of individual rooms that can be caused by sunlight exposure, room size, or insulation levels.

Energy Conservation

The ability to control the temperature in individual rooms or zones means that the heat settings can be adjusted based on personal preferences and the specific needs of the area. Unlike forced-air heating systems, which rely on ductwork to distribute heat, energy-efficient baseboard heaters do not suffer from energy waste through the ductwork. The farther the vent is from an HVAC motor, the cooler the heated air becomes. But baseboard heaters have no heat loss issues since all the heat goes directly into the room in which it’s installed.

Photo: istockphoto.com

Baseboard Heating Installation: DIY vs. Hiring a Professional 

Some homeowners know how to install baseboard trim, but undertaking a DIY baseboard heating installation is a different story. While those with extensive electrical knowledge may avoid dangerous installation errors, it’s recommended that homeowners with minimal DIY skills call a professional for installation. Hiring a heating and cooling pro ensures a correct setup that complies with local building codes and regulations. This is true whether it’s just a baseboard heater replacement or a full installation of new units.

“Installing and replacing baseboard heaters is not something a homeowner should try to do on their own,” warns Haas. “Most heaters are 240-volt and can pose serious safety issues if not done correctly. This is one of those projects you should always hire a licensed professional for.”

In fact, in some areas, local municipalities require some kinds of electrical work to be completed by a licensed professional. This is especially likely when the circuit breaker needs to be upgraded to meet current codes. The installation professional may also recommend the best areas to install baseboard heaters for maximum effect. While professional installation costs more, it can result in long-term savings through enhanced safety and energy efficiency.

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How to Save Money on Baseboard Heating Cost

Homeowners can reduce their baseboard heating costs by following some helpful tips to enhance energy efficiency and optimize the performance of their heating system. Since a portion of the higher cost of baseboard heaters comes from running costs, homeowners can utilize several suggestions to save money over time.

• Thermostat management. Homeowners will want to set their thermostat to lower temperatures when they’re asleep or away and consider investing in a programmable thermostat that can automatically adjust settings based on their schedule.
• Seal up any air leaks. It’s recommended that homeowners check their doors, windows, and any other areas where air can escape or enter the home. By sealing the leaks with weatherstripping or caulking, they can improve the home’s efficiency and reduce heat loss as well as the correlating heating costs.
• Consider furniture placement. Homeowners can arrange their furniture to allow for more efficient heat flow. By avoiding blocking baseboard heaters, they can ensure even heat distribution and better efficiency.
• Take advantage of zone heating. Homeowners might want to consider closing doors to unused rooms to concentrate heat where it’s needed.
• Choose the right unit. With several types of baseboard heaters available, homeowners are encouraged to speak with an installation pro to make sure they choose the right unit for their home size, heating needs, and budget for installation as well as long-term costs.
• Add adequate insulation. Adding more insulation to a home can help keep energy costs down, especially when homeowners are using an electric baseboard heating system.
• Perform regular maintenance. Generally, baseboard heaters don’t require extensive maintenance and need to be cleaned by the resident only once or twice a year. By vacuuming the heating elements to remove dust, a homeowner can help prolong the life of their heating system.
• Get multiple quotes. Homeowners will want to shop around and get multiple quotes from reputable heating and cooling companies in their area to find a price that works with their budget.

Questions to Ask About Baseboard Heating Installation

Consulting with professional installers and asking relevant questions can help homeowners save money, avoid miscommunication, and gain a better understanding of the baseboard heating installation process.

• Are you licensed, bonded, and insured?
• Will you provide references?
• Do you have a portfolio of past baseboard heating system installations?
• What type of baseboard heating system is the best for my home?
• Can you provide a detailed price estimate?
• What is the average heated baseboard installation cost per unit in my area?
• Do I need any upgrades to my electrical system or additional wiring for the installation?
• How long will the installation process take?
• How will you keep my home clean during the installation process?
• What are the different zone options for my home?
• What is the most efficient placement of the baseboard heaters?
• What kind of maintenance is needed for the heating system?
• Do you provide warranties or guarantees on parts and labor?
• How can I leave a review of your work?

FAQs

Many homeowners who are considering baseboard heat installation are often unsure of the cost and the installation process. They can use these answers to some frequently asked questions to understand the downsides of baseboard heating, ways to increase the efficiency of the heating system, and the compatibility of air conditioning with baseboard heating. Understanding these aspects can help homeowners make informed decisions about which type of heating system is the best for their home.

Q. What is the downside of baseboard heating?

One concern about baseboard heating is the risk of burns from hot surfaces. These units are exposed in a room and produce significant heat that makes the units too hot to touch. Hydronic baseboard heaters don’t get as hot and are a safer option for homes with pets and children. Another downside of baseboard heating is the monthly cost to run an electric baseboard heating system, which is higher than traditional HVAC systems.

“Electricity is relatively expensive compared to other heating sources,” explains Haas. “At $0.16 per kilowatt per hour, electricity is more costly than natural gas or propane to heat the same size room. It’s recommended to have 3 watts per square foot. A 1,500-square-foot home would need 4,500 watts of baseboard heat. Every hour your heaters run, it consumes $0.72.”

Q. Is it cheaper to leave baseboard heaters on all the time?

A baseboard heating system is much more efficient when it runs constantly rather than being turned on and off throughout the day.

Q. Can you have AC with baseboard heating?

Yes. Many homeowners who use baseboard heaters opt for individual window AC units to avoid installing ductwork in the home. However, adding central air conditioning to a baseboard-heated house can help save money by reducing energy costs attributed to window AC units. Compared to a central AC system, window units are typically less efficient since they need to run longer to sufficiently cool a room.

Sources: Angi, HomeAdvisor, Fixr, HomeGuide

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San Francisco is one of the 10 most expensive cities in the world. The City by the Bay got the dubious honor based on a cost of living survey from the Economist Intelligence Unit (EIU), a research group. The analysis considers hundreds of factors, including the price of goods and services, and the cost of utilities, car payments and housing.

The average cost of living in San Francisco, by the numbers

To comprehend just how expensive San Francisco is, consider these facts:

• In 2022, housing costs were 113% higher and utilities costs were 67.5% higher in the San Francisco-Oakland-Berkeley metro area than the national average, according to federal data.

• The overall price of goods in San Francisco, including apparel and food, education, medical expenses, recreation and transportation services, was 19.8% higher than the national average, according to the same report.

• The median rent for a one-bedroom apartment in San Francisco is $3,020, according to October 2022 data from Zumper. Although this is less expensive than it was pre-pandemic, San Francisco is still the third most expensive city for renters in the US

The cost of living in San Francisco versus New York, Los Angeles, Seattle and the rest of the world

In 2022, San Francisco was the eighth most expensive city in the world, slightly more expensive than Paris, Copenhagen and Sydney, but less expensive than Los Angeles, which is tied with Hong Kong at number four. New York and Singapore are tied for the most expensive cities in the world. Tel Aviv comes in third, and Zurich and Geneva are numbers six and seven, respectively.

Seattle does not make the list of the 10 most expensive cities; the cost of living there is 22% lower than San Francisco’s, according to Forbes.

San Francisco’s financial district looms over a residential street in San Francisco, Calif.

Alexander Spatari/Getty Images

History repeats: San Francisco has always been an expensive city

San Francisco’s origins as a boom town mean its history of steep competition and price gouging goes back almost 200 years. In fact, during the Gold Rush, relative to incomes, San Francisco was even more expensive than it is today or during its dot-com boom.

According to the Smithsonian Magazine, a dozen eggs bought from a San Francisco store in 1849 cost the equivalent of $90 today. That year, individual hotel rooms were rented to professional gamblers for the equivalent of $300,000 per month.

San Francisco has a long history of what many would call opportunist housing practices. Following the 1906 earthquake and fire that devastated the city, landlords of the homes that were not destroyed, raised rents on tenants and forced even those making good wages into refugee camps, according to SFist and a July 1906 newspaper clipping from the San Francisco Call.

As the booms in precious metals contributed to high prices back in the day, the tech industry may be a contemporary contributor to the high cost of living.

Alexander Fromm Lurie, a San Francisco real estate advisor with Compass, points to the region’s tech jobs, which Bloomberg says make up over 30% of San Francisco’s private wages, as being largely responsible. “The Bay Area has among the strongest economies in the world, which attracts talent and infuses an abundance of money in the region,” Lurie writes in an email. With that, comes high salaries — according to Bloomberg, the average tech worker makes $165,000 a year — which results in “high housing costs,” Lurie explains.

But not even every tech worker can buy here. According to data from the California Association of Realtors, a San Franciscan needs to make nearly $400,000 to buy a median-income house.

The Painted Ladies at Alamo Square in San Francisco, Calif.

Alexander Spatari/Getty Images

It’s a buyer’s market — for now

Despite home prices remaining well above the national average, San Francisco is no longer the most unaffordable housing market in the country, according to a March 2022 report. Lurie explains that the market is cooling after a decade of massive housing appreciation that followed the 2008 recession. “There are some spectacular prices for buyers at the moment,” he writes. A national housing report by RE/MAX estimates that home prices are down 5.1% compared to the previous year.

A recent survey of real estate agents shows San Francisco is no longer the seller’s market it recently was. According to real estate company HomeLight, only 30% of agents said their market was a seller’s market in the fourth quarter of 2022. Just six months earlier, 95% of respondents said they were in a seller’s market.

But Lurie doesn’t expect the relatively low home prices to last long. “I believe that within a few short years we will see the San Francisco housing market rebound significantly from their current levels.”

This story was edited by Hearst National Editor Kristina Moy; you can contact her at kristina.moy@hearst.com.

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Q. How much does chimney cleaning cost?

A. Chimney cleaning costs depend on several factors.

What type of chimney do you need a chimney sweep to inspect? Hiring someone to clean a boiler chimney can cost as little as $40. Full-size chimneys stemming from a wood-burning fireplace, however, typically cost at least $100 to $150.

Certain situations can also drive up the cost. If your roof provides limited accessibility, if the chimney sweep needs to use special tools or if the sweep needs to remove animals (living or dead) from the chimney, expect to pay up to about $350.

However, don’t let a potentially high price tag stop you from hiring someone to complete the job. Neglecting your fireplace could prove much more costly.

IMPORTANCE OF CHIMNEY CLEANING

Chimney fires commonly result from creosote buildup. Creosote, which is extremely combustible, populates in most chimneys when wood burns. Regular chimney cleanings remove creosote, eliminating that as a cause of chimney fires.

According to a report released by the National Fire Protection Association in 2016, home heating equipment accounted for 16 percent of home fires and 19 percent of home fire deaths from 2009 to 2013.

Thirty percent of those fires resulted from failure to clean equipment, including chimneys.

WHAT TO EXPECT FROM A CHIMNEY SWEEP AND INSPECTION

Prior to a cleaning, a sweep may want to inspect your chimney for any damage. Expect the inspection to include a thorough examination of the chimney liners, smoke chamber, chimney exterior and firebox. An inspection can usually identify structural problems and water damage.

During the cleaning, a sweep uses a chimney brush or vacuum to clear out soot and creosote. Chimney sweeps should also lay down floor coverings before starting to minimize the mess caused by the cleaning.

Staff writer Kaley Belakovich contributed to this report.

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During the next year Factory OS, the modular housing manufacturer on Mare Island, will truck its units to development sites in South Lake Tahoe and Santa Cruz, Morgan Hill and Palo Alto, San Jose and Los Angeles, as well as other cities.

Everywhere in California, it seems, except for San Francisco.

Five years after opening, the Bay Area’s only modular housing factory has churned out 2,000 units in 17 projects. By the end of the year, that number will be up to 2,400 units and 20 developments. All but three of the projects that have been built or are underground have been for affordable, nonprofit clients. And about half have been supportive housing for the formerly homeless, mostly studio units that Factory OS said can go from design to occupied in about a year — with a cost of $350,000.

For Factory OS founders Larry Pace and Rick Holliday the last year has been a welcome boon after a dark stretch. During the first year of the pandemic, the factory was short as many as 125 workers on any given day. The cost of materials shot up — if they could even get them. Deliveries were late, causing consternation to clients, who were on the fence about moving forward with projects.

Factory OS housing units are built on an assembly line with 32 stations. Work starts at the bottom with the floor and what lays below — pipes and ducts for plumbing and electrical wiring. Each modular is a 25-foot by 12-foot. By the time it is through the line, workers will have added the roof, windows, built-in cabinets, doors, bathtubs, heating and air conditioning units — everything that will be found in a conventional apartment. Once completed, the units are typically wrapped up and stored on Mare Island until the project’s concrete podium is ready. Then the boxes are trucked over to the site and set by crane onto the building’s foundation.

“We fought our way through COVID and now we are stronger than we have ever been. It was a wild ride,” said Pace. “We have come a country mile.”

But from the start, San Francisco, the city with the region’s highest housing construction costs, has had a tense relationship with Factory OS. While the factory’s workforce is primarily made up of 300 union carpenters — who make an average of $44 an hour — San Francisco building trades object to the fact that its workers are doing some of the work of trained electricians, plumbers and others who are paid more and go through rigorous apprenticeship programs.

A worker assembles the interior of a modular home at Factory OS on Mare Island in Vallejo, Calif.

Bronte Wittpenn/The Chronicle

In the factory’s early days, San Francisco nonprofits ordered four supportive projects for the formerly homeless — in Mission Bay, SoMa and Treasure Island — totaling 629 units. Three of those projects are still under construction. Two of them are behind schedule. The one that is open, 833 Bryant St., was built for $382,917 a unit, or 25% less per unit than similar projects in San Francisco, according to a case study published by UC Berkeley’s Terner Center for Housing Innovation.

A spokeswoman for the San Francisco Mayor’s Office of Housing and Community Development said that there are no plans to do more with modular homes.

“MOHCD is not currently considering modular for any of our pipeline projects,” said spokeswoman Anne Stanley. “We haven’t seen clear indication that modular housing improves costs or timelines, and in some cases modular construction projects have ended up being more expensive than non-modular.”

That decision comes as the San Francisco building unions have stepped up criticism of factory built housing. Four local unions — electricians, iron workers, sheet metal workers and plumbers — created the Honest Builders Coalition, which has a mission to “bring attention to factory built housing and how it’s failing San Francisco.”

The group’s website includes photos of the four modular projects in San Francisco and details of various alleged code violations and construction defects. They include “inconsistencies between technical drawings and the delivered product, incorrectly sized pipes, HVAC issues” as well as things like “hot water lines not in the correct location and vents that could not be tied down.”

A modular home prototype can be seen at Factory OS on Mare Island in Vallejo, Calif.

Bronte Wittpenn/The Chronicle

Pace, who in addition to Factory OS is founder of Cannon Constructors North, once one of San Francisco’s biggest conventional contractors, said the criticisms are bogus.

“I’ve been in this business for 45 years. I can walk on any job site, anywhere, built by anybody and take a few photos and say ‘Look at this, look at that,’ ” Pace said.

Jay Bradshaw, executive officer of the Nor Cal Carpenters Union — which represents workers at Factory OS — said his organization has been beefing up training and recruitment, with an emphasis on workforce diversity. The factory has eight inspectors, three of whom are third-party inspectors who answer to the state Department of Housing and Community Development.

Bradshaw called the Honest Builders group “spin.”

“You can roll up to any job site and pull it apart,” he said. “You take a hundred-unit project and go to look for a problem — you’re going to find something.”

In addition to the Honest Builders website, last June the executive committee of the San Francisco Labor Council unanimously passed a resolution to “prohibit the use of public funds for procurement of Factory Built Housing and modular elevators manufactured outside of San Francisco.”

The resolution states that “factory built housing and modular elevators are premised as a cost cutting scheme that relies on deep cuts from San Francisco’s prevailing wage rates to outsource affordable housing construction away from San Francisco.”

Rudy Gonzalez, secretary-treasurer of the San Francisco Building Trades Union, said any housing in San Francisco “should reflect San Francisco values.”

“We think local union hands should build our city like they have for 150 years,” he said. “I can’t support using public subsidies to send good San Francisco jobs elsewhere.”

Rick Holliday, CEO of Factory OS stands in a modular apartment that was built indoors and brought to the building site next to El Cerrito del Norte BART station in Oakland, in 2021.

Paul Kuroda/Special to The Chronicle

Meanwhile, the cost of building housing in the Bay Area continues to rise — in San Francisco affordable housing units in some cases top $1 million a unit — and most Bay Area cities are more than happy to give factory-built housing a chance. A McKinsey & Company Report released June 2019 found that off-site modular construction can produce finished housing units, ready for occupancy, 40% to 50% faster and at a 20% lower cost than conventional, on-site, stick-built construction.

“We are mission driven to lower the cost of housing. That is the reason we are here. That’s the reason I get up every day, suit up and get ready to fight,” said Pace. “But let’s face it, not everybody wants us to succeed.”

The nonprofit Eden Housing is just wrapping up Blue Oak Landing, a 75 unit project in Vallejo. Eden President Linda Mandolini said she has been trying to do a factory built project for 30 years, but every time she had came close the manufacturer went bankrupt. Factory OS, she said, seems to have figured out a formula that works.

“In the current cost environment we have to think of ways to invest in technology to do things more efficiently,” she said. “I think it’s really important that we start thinking about different ways to do this work,” said Mandolini. “After all, we are in California — the place that invents new ways of doing things.”

At 2121 Wood St. in West Oakland, Factory OS will build 235 units of workforce housing. Holliday, whose development company is the client on that project, said that the factory work will cost $120,000 a unit, about $28 million. The rest of the construction costs will be about $205,000 a unit, bring the total hard costs to about $325,000. All in, including soft costs and land, it will be about $450,000 per unit, about 30% to 40% less than it typically costs to build on Oakland.

Factory OS has a slew of tech companies as investors, including Facebook, Google and Autodesk, which developed the company’s software. The factory now uses a “configurator,” a tool that instantly provides hundreds of design permutations to help developers decide what to build. They also have a catalog of unit types—down to the faucets and tubs and stoves. Currently, about 75% of projects pick units from the catalogue.

“You come to us with a site and you tell us what you do, you know what your restraints are, what the setbacks zoning requirements are, and lickety split we can tell you what you can do,” said Pace.

Bradshaw said his organization has been beefing up training and recruitment, with an emphasis on workforce diversity. They have a training hub in Fairfield. “I see a lot of room for growth,” he said. “I could see having a couple of hundred more folks out there. The need for housing is greater than ever.”

“Any organization that believes in a healthy working class has to be focused on housing production,” Bradshaw said. “The real judge, the real sign of success, is the job of the end-user, the folks who are able to secure good-quality housing.”

Meanwhile, during a recent tour around the factory, employee Matthew Johnson was at one of the assembly-line’s 32 stations, installing ceilings on modular boxes, which take about 14 days to build. He said he was homeless as a teenager and lived in his truck before landing a job at Factory OS.

“This company has saved my life,” he said. “This is what puts food on my table and a roof over my family’s head.”

The fact that he is building apartments that mostly house low-income and homeless folks is what motivates him.

“I consider it a race,” he said. “I like being fast. I don’t stop sweating until I walk out that door.”

JK Dineen is a San Francisco Chronicle staff writer. Email: jdineen@sfchronicle.com Twitter: @sfjkdineen

The post Modular houses value much less and are used throughout California. Why not in San Francisco? appeared first on Los Gatos News And Events.

During the next year Factory OS, the modular housing manufacturer on Mare Island, will truck its units to development sites in South Lake Tahoe and Santa Cruz, Morgan Hill and Palo Alto, San Jose and Los Angeles, as well as other cities.

Everywhere in California, it seems, except for San Francisco.

Five years after opening, the Bay Area’s only modular housing factory has churned out 2,000 units in 17 projects. By the end of the year, that number will be up to 2,400 units and 20 developments. All but three of the projects that have been built or are underground have been for affordable, nonprofit clients. And about half have been supportive housing for the formerly homeless, mostly studio units that Factory OS said can go from design to occupied in about a year — with a cost of $350,000.

For Factory OS founders Larry Pace and Rick Holliday the last year has been a welcome boon after a dark stretch. During the first year of the pandemic, the factory was short as many as 125 workers on any given day. The cost of materials shot up — if they could even get them. Deliveries were late, causing consternation to clients, who were on the fence about moving forward with projects.

Factory OS housing units are built on an assembly line with 32 stations. Work starts at the bottom with the floor and what lays below — pipes and ducts for plumbing and electrical wiring. Each modular is a 25-foot by 12-foot. By the time it is through the line, workers will have added the roof, windows, built-in cabinets, doors, bathtubs, heating and air conditioning units — everything that will be found in a conventional apartment. Once completed, the units are typically wrapped up and stored on Mare Island until the project’s concrete podium is ready. Then the boxes are trucked over to the site and set by crane onto the building’s foundation.

“We fought our way through COVID and now we are stronger than we have ever been. It was a wild ride,” said Pace. “We have come a country mile.”

But from the start, San Francisco, the city with the region’s highest housing construction costs, has had a tense relationship with Factory OS. While the factory’s workforce is primarily made up of 300 union carpenters — who make an average of $44 an hour — San Francisco building trades object to the fact that its workers are doing some of the work of trained electricians, plumbers and others who are paid more and go through rigorous apprenticeship programs.

A worker assembles the interior of a modular home at Factory OS on Mare Island in Vallejo, Calif.

Bronte Wittpenn/The Chronicle

In the factory’s early days, San Francisco nonprofits ordered four supportive projects for the formerly homeless — in Mission Bay, SoMa and Treasure Island — totaling 629 units. Three of those projects are still under construction. Two of them are behind schedule. The one that is open, 833 Bryant St., was built for $382,917 a unit, or 25% less per unit than similar projects in San Francisco, according to a case study published by UC Berkeley’s Terner Center for Housing Innovation.

A spokeswoman for the San Francisco Mayor’s Office of Housing and Community Development said that there are no plans to do more with modular homes.

“MOHCD is not currently considering modular for any of our pipeline projects,” said spokeswoman Anne Stanley. “We haven’t seen clear indication that modular housing improves costs or timelines, and in some cases modular construction projects have ended up being more expensive than non-modular.”

That decision comes as the San Francisco building unions have stepped up criticism of factory built housing. Four local unions — electricians, iron workers, sheet metal workers and plumbers — created the Honest Builders Coalition, which has a mission to “bring attention to factory built housing and how it’s failing San Francisco.”

The group’s website includes photos of the four modular projects in San Francisco and details of various alleged code violations and construction defects. They include “inconsistencies between technical drawings and the delivered product, incorrectly sized pipes, HVAC issues” as well as things like “hot water lines not in the correct location and vents that could not be tied down.”

A modular home prototype can be seen at Factory OS on Mare Island in Vallejo, Calif.

Bronte Wittpenn/The Chronicle

Pace, who in addition to Factory OS is founder of Cannon Constructors North, once one of San Francisco’s biggest conventional contractors, said the criticisms are bogus.

“I’ve been in this business for 45 years. I can walk on any job site, anywhere, built by anybody and take a few photos and say ‘Look at this, look at that,’ ” Pace said.

Jay Bradshaw, executive officer of the Nor Cal Carpenters Union — which represents workers at Factory OS — said his organization has been beefing up training and recruitment, with an emphasis on workforce diversity. The factory has eight inspectors, three of whom are third-party inspectors who answer to the state Department of Housing and Community Development.

Bradshaw called the Honest Builders group “spin.”

“You can roll up to any job site and pull it apart,” he said. “You take a hundred-unit project and go to look for a problem — you’re going to find something.”

In addition to the Honest Builders website, last June the executive committee of the San Francisco Labor Council unanimously passed a resolution to “prohibit the use of public funds for procurement of Factory Built Housing and modular elevators manufactured outside of San Francisco.”

The resolution states that “factory built housing and modular elevators are premised as a cost cutting scheme that relies on deep cuts from San Francisco’s prevailing wage rates to outsource affordable housing construction away from San Francisco.”

Rudy Gonzalez, secretary-treasurer of the San Francisco Building Trades Union, said any housing in San Francisco “should reflect San Francisco values.”

“We think local union hands should build our city like they have for 150 years,” he said. “I can’t support using public subsidies to send good San Francisco jobs elsewhere.”

Rick Holliday, CEO of Factory OS stands in a modular apartment that was built indoors and brought to the building site next to El Cerrito del Norte BART station in Oakland, in 2021.

Paul Kuroda/Special to The Chronicle

Meanwhile, the cost of building housing in the Bay Area continues to rise — in San Francisco affordable housing units in some cases top $1 million a unit — and most Bay Area cities are more than happy to give factory-built housing a chance. A McKinsey & Company Report released June 2019 found that off-site modular construction can produce finished housing units, ready for occupancy, 40% to 50% faster and at a 20% lower cost than conventional, on-site, stick-built construction.

“We are mission driven to lower the cost of housing. That is the reason we are here. That’s the reason I get up every day, suit up and get ready to fight,” said Pace. “But let’s face it, not everybody wants us to succeed.”

The nonprofit Eden Housing is just wrapping up Blue Oak Landing, a 75 unit project in Vallejo. Eden President Linda Mandolini said she has been trying to do a factory built project for 30 years, but every time she had came close the manufacturer went bankrupt. Factory OS, she said, seems to have figured out a formula that works.

“In the current cost environment we have to think of ways to invest in technology to do things more efficiently,” she said. “I think it’s really important that we start thinking about different ways to do this work,” said Mandolini. “After all, we are in California — the place that invents new ways of doing things.”

At 2121 Wood St. in West Oakland, Factory OS will build 235 units of workforce housing. Holliday, whose development company is the client on that project, said that the factory work will cost $120,000 a unit, about $28 million. The rest of the construction costs will be about $205,000 a unit, bring the total hard costs to about $325,000. All in, including soft costs and land, it will be about $450,000 per unit, about 30% to 40% less than it typically costs to build on Oakland.

Factory OS has a slew of tech companies as investors, including Facebook, Google and Autodesk, which developed the company’s software. The factory now uses a “configurator,” a tool that instantly provides hundreds of design permutations to help developers decide what to build. They also have a catalog of unit types—down to the faucets and tubs and stoves. Currently, about 75% of projects pick units from the catalogue.

“You come to us with a site and you tell us what you do, you know what your restraints are, what the setbacks zoning requirements are, and lickety split we can tell you what you can do,” said Pace.

Bradshaw said his organization has been beefing up training and recruitment, with an emphasis on workforce diversity. They have a training hub in Fairfield. “I see a lot of room for growth,” he said. “I could see having a couple of hundred more folks out there. The need for housing is greater than ever.”

“Any organization that believes in a healthy working class has to be focused on housing production,” Bradshaw said. “The real judge, the real sign of success, is the job of the end-user, the folks who are able to secure good-quality housing.”

Meanwhile, during a recent tour around the factory, employee Matthew Johnson was at one of the assembly-line’s 32 stations, installing ceilings on modular boxes, which take about 14 days to build. He said he was homeless as a teenager and lived in his truck before landing a job at Factory OS.

“This company has saved my life,” he said. “This is what puts food on my table and a roof over my family’s head.”

The fact that he is building apartments that mostly house low-income and homeless folks is what motivates him.

“I consider it a race,” he said. “I like being fast. I don’t stop sweating until I walk out that door.”

JK Dineen is a San Francisco Chronicle staff writer. Email: jdineen@sfchronicle.com Twitter: @sfjkdineen

The post Modular houses value much less and are used throughout California. Why not in San Francisco? appeared first on Los Gatos News And Events.

“It’s going to be a big community. We range from independent, to assistant living, to memory care. We dedicated a support and care team trained through the Mayo clinic,” said Michael Pounsberry, Coterie Cathedral Hill’s General Manager.

Located at 1001 Van Ness Ave the Coterie Cathedral Hill luxury senior complex is three months from opening its doors.

RELATED: Rent will cost up to $27,000 a month at new and luxurious senior living complex in SF

“Welcome to Coterie Cathedral Hill. We are right now standing in our 3,500 square foot living room and library space. It’s a beautifully designed space with hardwood floors, white oak throughout and accents of brass and leather,” said Tansy Mak, Related Companies Design Manager.

Waiting to move into one of the 208 units is Jim Meehan.

Luz Pena: “What was it about this specific community that attracted you here?”

Jim Meehan: “I’m in excellent health, but I live alone and I’ve reached the age where it’s sort of prudent for me to have assistance available, if I need it. I’m also looking forward to being part of a community of people.”

Residents will have access to an on-site nursing and wellness team.

“A lot of safety programs here at the property as well. We even have a watch called ‘Care Predict’ so residents will have a two-way communication should they need any assistance,” said Pounsberry.

WATCH: Inside a $27 million San Francisco mansion

The units are on a month-to-month basis, ranging from $7,700 for a studio and more than $17,000 for a two bedroom.

“That price is all inclusive. Everything you see here at Coterie Cathedral Hill. We’ll have a concierge team downstairs, we’ll have 24 hour security. That includes transportation for our residents also in a 5 mile range of the city,” said Pounsberry.

Food and utilities are also included, “Michelin-inspired cuisine. Over five dining options throughout the community,” said Pounsberry.

The 14 story building is built by the two national developers Related and Atria Senior Living. This San Francisco location is the first of its kind, followed by a second location in New York City.

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“We have 25,000 square feet of amenities which is amazing,” said Mak and added, “We have a fitness center with an outdoor pool, which is unique for San Francisco. It has a yoga room, fitness equipment. We also have a 6,000 square foot roof deck with a bocce ball and a pet run for all of our pet guests and BBQ’s throughout.”

Luz Pena: “How did San Francisco inspire some of the rooms here?”

Michael Pounsberry: “Now we are staying in the beautiful cocktail lounge. This is actually called Karl after Karl the fog.”

The luxury complex will open March 1st, 2022.

Copyright © 2022 KGO-TV. All rights reserved.

The post EXCLUSIVE: Inside tour of luxurious senior dwelling advanced coming to San Francisco, the place studios value $7,700 a month appeared first on Los Gatos News And Events.

Q. How much does the chimney cleaning cost?

A. The cost of chimney cleaning depends on several factors.

What type of chimney does a chimney sweep have to inspect? Hiring someone to clean a boiler flue can cost as little as $40. However, full-size chimneys that come from a wood-burning fireplace usually cost at least $100 to $150.

Certain situations can also drive up costs. If your roof has limited access, requires the chimney sweep to use special tools, or has to remove animals (live or dead) from the chimney, you can expect to pay up to $350.

However, don’t let the potentially high price tag put you off hiring someone to get the job done. Neglecting your chimney could prove to be much more costly.

IMPORTANCE OF CHIMNEY CLEANING

Chimney fires often result from creosote buildup. Creosote, which is extremely flammable, colonizes most chimneys when wood is burning. Regular chimney sweeps remove creosote and eliminate it as a cause of chimney fires.

According to a report released in 2016 by the National Fire Protection Association, from 2009 to 2013, 16 percent of home fires and 19 percent of home fire deaths were attributed to home heaters.

Thirty percent of these fires are due to appliances, including chimneys, not being cleaned.

WHAT TO EXPECT FROM A CHIMNEY SWEEP AND INSPECTION

Before cleaning, a sweeper may want to inspect your chimney for any damage. Expect the inspection to include a thorough examination of the chimney liners, smokebox, chimney exterior, and firebox. An inspection can usually detect structural problems and water damage.

During cleaning, a sweeper uses a chimney brush or vacuum to remove soot and creosote. Chimney sweeps should also lay floor coverings before they start cleaning.

Staff writer Kaley Belakovich contributed to this report.

The post How a lot does chimney cleansing value? – Orange County Register appeared first on Los Gatos News And Events.

SAN FRANCISCO (CBS SF) — A former IRS agent and current Southern California tax professional was arrested last week and accused of running a Ponzi scheme that defrauded an elderly Santa Rosa woman of more than $1 million over seven years.

On Monday, Santa Rosa police identified the suspect as Elana Cohen-Roth, 77, of Marina Del Rey. Police said Cohen-Roth’s Ponzi scheme consisted of making interest payments to her investors/victims, while using incoming “investment” funds to allow for her lavish lifestyle.

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The victim initially reported the alleged fraud in December 2020, telling police she had entrusted a significant amount of funds to an acquaintance to invest on her behalf. The woman told the police she met the suspect in 2012 through a mutual friend.

In January 2021, police said the department’s property crimes units obtained search warrants for the Marina Del Rey home of Elana Cohen-Roth, 77, as well as at her employer’s office in Los Angeles, seizing boxes of financial documents and correspondence. Until Monday evening, tax attorney firm Mather Anderson lists Cohen-Roth in a page on its website as an enrolled agent and tax return practitioner with 20 years of IRS experience including tax auditor, field agent and appeals officer. updated: The web page has since been removed.

In an email to CBS News San Francisco, Mather Anderson said, “Elana is not an employee of Mather Anderson and has never been. She is engaged on certain of the firm’s IRS cases for accounting services. She also rents space from the firm. This matter has nothing to do with any of the firm’s clients.” Police have not accused Mather Anderson of any wrongdoing.

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Over 12 months following the initial search warrants, detectives served additional search warrants, combed through additional documents and electronic communications, and interviewed additional victims, police said. Detectives also audited bank accounts and thousands of transactions over the course of several years for the victim and suspect.

According to police, the victim had lost more than $1 million over a seven-year period to Cohen-Roth. The victim told police she believed she was investing in lucrative, high-yielding opportunities. When she no longer had any funds to invest and asked for her investments, the suspect’s demeanor and communications raised the victim’s suspicions, police said.

Detectives confirmed their suspicions and learned the victim had lost more than $1 million to the suspect over a seven-year period. The victim believed she was investing in lucrative high-yielding investment opportunities, but police said when the victim no longer had any funds to invest and asked for her investments to be liquidated, the suspect’s demeanor and communications raised suspicions.

On January 18, Santa Rosa police detectives assisted by Los Angeles police officers arrested Cohen-Roth at her home in Marina Del Rey and booked her into LA Metropolitan Detention Center Jail on 22 counts of financial elder abuse and three counts of money laundering. She was expected to be transferred to the Sonoma County Jail this week.

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Santa Rosa police said detectives believe there are other victims of Cohen-Roth’s Ponzi scheme in California who have also invested significant funds for high yield investments. Police urged anyone who believes they are a victim to contact their local jurisdiction. Potential Sonoma County victims were asked to contact SRPD Property Crimes Detective Jeff Woods at JRWoods@srcity.org.

The post Former IRS Agent Arrested In Alleged Ponzi Scheme That Price Aged Santa Rosa Sufferer $1M – CBS San Francisco appeared first on Los Gatos News And Events.

Prices run to $27,000 per month for a two bedroom unit on Coterie Cathedral Hill in Van Ness and O’Farrell.

Studios start at $8,000 per month.

The 208-unit complex includes amenities such as Michelin-starred meals, which residents can enjoy 24-hours a day in the restaurant or in their room.

There are also health facilities, a fitness center, heated pools, a movie theater, a hair salon, and more.

WATCH: Inside a $27 million San Francisco mansion

Copyright © 2022 KGO-TV. All rights reserved.

The post 2 bed room unit in new San Francisco luxurious senior dwelling advanced will price $27,000 month-to-month appeared first on Los Gatos News And Events.