Pacific Heights Mansion Case Study

Deniz Kahramaner

Jun 5

1 | Why This Home Stood Out

• Turnkey appeal without sacrificing character. In Pacific Heights, true gut-renovations rarely keep original charm. This home delivered both. At nearly 6,000 sq ft, the home has been fully modernized, featuring a penthouse level with panoramic Golden Gate views, an elevator to every level, and period detail preserved throughout. With 5 beds, 6.5 baths, and a 4-car garage, the home is suitable for multi-generational living.
• Time-pressed, high-net-worth buyers. Our clients required a move-in-ready residence yet demanded the certainty that only rigorous diligence provides.

2 | The Core Challenge

3 | Our Process

4 | Key Findings

• Rear Lower Exterior Sliding Door – Staining on interior drywall. Water test confirmed no seepage at frame-to-stucco interface. Stain from hardwood floor staining.

• Main Staircase Landing – Hairline gaps where joints between stairs and structure allowed water intrusion during heavy rains. Additional layers of waterproofing materials were applied to joints and flashing was installed to protect entry points.

• Compromised Mudsill in Garage – Dry rot was identified on a painted mudsill near the garage door. The entire mudsill was replaced with pressure-treated lumber.

5 | Outcome for the Buyers

• Significant 7.7% Price Discount: $745,000 was negotiated off the $9,995,000 listing price.
• Seller Grants Request to Repair: Covering all waterproofing remediation and finish touch-ups.
• Post-Repair Verification: second water test passed, moisture readings returned to baseline, and all punch-list items signed off.
• Move-In Confidence: Clients closed knowing the home’s historic bones and modern amenities now work in unison.

6 | Takeaways for Future Buyers

• Turnkey ≠ Trouble-Free. Even flawless cabinetry can hide early-stage leaks.
• Specialists Pay for Themselves. Targeted water intrusion and engineering reviews prevented six-figure surprises down the road.
• Leverage Exists Before Close, Not After. Thorough contingencies and clear documentation translated directly into monetary repairs or credits.