Potrero Hill Physical Therapy. Comprehensive Spine Care. In our comprehensive approach to resolving back pain, we teach you proper body mechanics, stabilization exercises and self-treatment techniques to supplement the soft tissue work, manual therapy, and modalities you receive in the clinic.

I currently serve as the Executive Vice Chair of the Department of Orthopedic Surgery. As an academic spine surgeon, it is my responsibility to stay involved in the latest spine care research findings, techniques, and technologies. As a clinician, I must also use the latest diagnostic technologies to first find the source of discomfort and disability in my patients. I then look to my training and experience to educate my patients on treatment options and together judge which might be the best treatment for each individual patient without increasing the risk of complications.

We can thus choose the best technology together based on their condition and expectation from surgical treatment. Surgery, however, is a last resort to be chosen only if conservative measures fail to provide sufficient relief.I earned my Bachelor’s degree in Mechanical Engineering and worked as an engineer before earning both a Master’s of Arts and a Doctor of Medicine degree at Washington University in St. My orthopedic spine surgery training took place at the University of California (San Francisco), and my specialized fellowship training was at St. John’s Hospital in Santa Monica.Minimally invasive spine surgery of the cervical, thoracic and lumbar spine. I also treat complex spine problems including failed back and neck surgery as well as conditions which patients may have been told can’t be treated.

We're open and ready to help.Our primary care, urgent care, specialty clinics and hospitals are open. As we schedule appointments, including a limited number of procedures and non-emergency surgeries, we’re taking every precaution possible to ensure it’s safe to see your doctor.COVID-19 patients are cared for in separate, dedicated units. Staff and providers are required to use personal protective equipment, and our facilities are continually cleaned using enhanced sterilization procedures.For safety reasons, Please bring your own face mask or covering to wear.is a safe and affordable option available 24/7 for COVID-19 symptoms and most other conditions requiring urgent care.Our includes a symptom checker, up-to-date information on how to prevent the virus, how we’re responding to the outbreak and more.

Both rent-controlled and rent-stabilized units fall under the category of rent-regulated housing. Communities began establishing rent-regulation programs following World War I to create a balance where owners earned a profit and tenants were protected from excessive rental-rate increases. The nation’s greatest concentration of rent-regulated housing exists in California and New York, with close to 70 municipalities combined.

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Date Built

Some municipalities offer both rent-control and rent-stabilization programs, dividing the two types by the construction date of the respective property. For example, New York buildings constructed before 1947 fall under the rent-control umbrella, and those built between 1947 and 1974 (and buildings phased out of the rent-control program) receive consideration under the rent-stabilization program.

In San Francisco, all rental units are subject to the terms of rent control, excluding buildings constructed after 1979.

Lease Renewals

Tenants in rent-stabilized units may renew their lease at will upon expiration for successive one- or two-year terms.

In rent-controlled units, the landlord has the right to ask the tenant to move for reasons not motivated by a desire to increase rent, such as when he fails to renew a lease, owner-occupy or lease to a family member, convert to a condominium or cooperative (also called a co-op) or perform repairs and renovations.

To relocate a tenant in San Francisco to occupy or improve the space, the landlord must pay a relocation fee of $4,700 (as of August 2010) and an additional $3,100 when relocating a family with children, elderly or handicapped residents.

Rent Increases

Rates in both types of rent-regulated housing are determined by the local housing board.

Owners of rent-stabilized units may increase a tenant’s rent during the lease term with the tenant’s written agreement when adding new services, equipment or capital improvements, and with local housing board approval for cases of hardship or propertywide major capital improvements. Owners file an initial and subsequent annual statement of registration for each unit on a date indicated by the local rent board to qualify for rent increases.

Each municipality or state rental housing board has a different manner for calculating rent increases for rent-controlled units. In New York, the NYC Rent Guidelines Board uses the maximum base rent (MBR) system to determine rent-control increases. The figure is calculated on the operating costs of the actual apartment and adjusted every two years.

In San Francisco, the San Francisco Rent Board annually determines rent rates using a general area inflation formula called Bay Area Consumer Price Index. Owners may petition to raise rents in addition to the rent board’s determination based on increases in expenses, amenities or after making capital improvements.

About the Author

Tricia Chaves began her writing career after working in advertising and promotions for entertainment publisher 'The New Times.' In 2005, she earned her real-estate salesperson license from the state of Ohio and certification for leasing and property management from the Northeast Ohio Apartment Association. She was certified as a life and weight-loss coach and master practitioner of neuro-linguistic programming in 2011.