San Francisco & South SF Facility Management

Protecting the Bay Area's toughest real estate.

From aging brick-and-timber tech headquarters in SoMa to high-density biotech labs in South San Francisco, Base Layer FM delivers Property Condition Assessments, Fractional Facility Leadership, and Owner's Representative services for the Bay Area's toughest real estate. We manage the physics of your building so you can focus on your product.

Book a 20-Minute Executive Call Explore Property Condition Assessments

Certified Commercial Property Inspector (CCPIA)

Every San Francisco and South SF assessment is led by a credentialed commercial inspector and veteran facility operator, conducted to the CCPIA Commercial Standards of Practice within the ASTM E2018 framework.

The Local Terrain

We know the buildings, because we've opened their panels.

San Francisco and South SF possess two completely different building profiles, both carrying immense operational and financial risk. A forensic Property Condition Assessment is how we put that risk in hard dollars before it lands on your budget.

San Francisco ProperThe Brick-and-Timber Trap

Tech companies flock to SoMa, the Mission, and FiDi for the aesthetic, but quickly discover the MEP nightmares hiding behind the exposed brick. We navigate the complexities of SF's aging infrastructure.

End-of-life rooftop HVAC units on NNN leases
Maxed-out electrical panels lacking compute capacity
Mandatory seismic and soft-story compliance
Complex TI histories and unpermitted legacy work

South SF & Mission BayThe Lab Infrastructure Gamble

The "Birthplace of Biotechnology" requires absolute precision. You cannot manage R&D lab space like a standard office. We oversee the critical infrastructure required to keep your science online.

Precision cooling and specialized lab exhaust
High-density power requirements & UPS redundancy
Biotech equipment calibration and vendor compliance
Hazardous materials and life-safety systems

Find Your Solution

What situation are you walking into?

Every engagement is different. Tell us where you are in the process and we will show you exactly how Base Layer FM protects your capital at that stage.

Buyers, PE & Owners

Buying or Financing an SF Building

Forensic Property Condition Assessments with immediate repair tables and 5-year replacement reserve forecasts, built for buyer-side due diligence and capital planning. In SF that means pricing seismic, soft-story, and deferred-maintenance exposure, the depth a checkbox PCA misses.

Property Condition Assessments →

COOs and Operations Leaders

Already in a Lease and Overwhelmed

Vendor chaos, deferred maintenance, and landlord disputes are pulling your team out of the core business. We step in as your outsourced Head of Facilities.

Fractional Leadership Services →

Startups and Growth Stage

Signing a Lease in SF or South SF

That exposed-brick SoMa office or Oyster Point lab suite comes with an NNN lease, and every deferred liability above the ceiling tiles becomes yours at signing.

Pre-Lease Audit Services →

Private Equity and M&A

Acquiring a Company or Building

Your underwriting needs to reflect actual infrastructure condition, not the seller's maintenance logs. We deliver a Quality of Infrastructure (QoI) report before you close.

M&A Due Diligence Services →

Existing Facilities

Auditing a Current Footprint

Need a forensic baseline of your existing SF facility? We map every system, identify deferred maintenance, and deliver a clear CapEx forecast for your finance team.

Facility Infrastructure Audit →

Tech and Biotech

Managing IT Infrastructure

Mission Bay lab networks, SoMa server rooms, and structured cabling are facility problems as much as IT problems. We bridge that gap so nothing falls between teams.

IT Infrastructure Services →

Proof of Execution

The Ground Truth, in numbers.

This isn't theory. The biggest save in our portfolio happened in South San Francisco. Every number below is a real engagement; click through to the full story.

$1.5M

Title 24 and generator liabilities converted into a landlord concession package for a South SF biotech lab

Read the case study →

$1M

CapEx holdback secured for a PE firm acquiring a cold storage facility days before closing

Read the case study →

$850K

Rent abatement and concessions after a "refreshed" Bay Area flex building concealed ADA and HVAC failures

Read the case study →

22%

Maintenance OpEx reduction across a 7-vessel USCG-regulated fleet operating on the Bay

Read the case study →

Plus $350K in Year-1 CapEx eliminated for a Series B deal desk →

Full Service Scope

Apex-tier facility oversight.

Base Layer FM serves as your outsourced facility executive, bringing strict cost control and risk mitigation to your San Francisco or South SF operations.

Property Condition Assessments

Lender-ready and buyer-side PCAs with immediate repair tables and 5-year replacement reserve forecasts. We price seismic, soft-story, and deferred-maintenance exposure across SF's aging stock, conducted to the CCPIA Commercial Standards within the ASTM E2018 framework.

Fractional Facility Director

Executive-level facility leadership at a fraction of the W2 cost. We sit with your Deal Desk, negotiate leases, manage build-outs, and stabilize your operations.

Owner's Representative

Renovation, tenant build-out, and ground-up construction oversight. We manage the design team, the bidding, the contractor, the budget, and the schedule on your behalf, from feasibility through closeout, without holding any part of the construction contract.

Forensic Pre-Lease Audits

Before you sign a San Francisco NNN lease, we map the mechanical lifespans and secure landlord concessions from data, not optimism.

Local Vendor Management

We source and dispatch our vetted network of Bay Area contractors. We track SLAs and insurance to ensure you get wholesale technical rates.

Neighborhoods We Serve

We provide hands-on facility leadership, Property Condition Assessments, and pre-lease due diligence across the city's major commercial and lab corridors:

South San Francisco

Mission Bay

SoMa

Financial District

Dogpatch

Oyster Point

Powered by Custom AI. Executed by Veteran Operators.

Every SF engagement runs through the Base Layer Platform, our proprietary audit engine that captures, photographs, and prices every finding on-site, then delivers a lender-ready report in days instead of weeks. See the platform behind every engagement →

Common Questions

SF & South SF Frequently Asked Questions

Do you provide Property Condition Assessments for SF and South SF buildings? +

Yes. We deliver lender-ready and buyer-side Property Condition Assessments with immediate repair tables and 5-year replacement reserve forecasts. In San Francisco that means pricing seismic, soft-story, and deferred-maintenance exposure across aging brick-and-timber stock, and in South San Francisco it means assessing lab and R&D infrastructure. Every assessment is led by a CCPIA Certified Commercial Property Inspector and conducted to the CCPIA Commercial Standards of Practice within the ASTM E2018 framework. Learn more: Property Condition Assessments →

Do you manage construction and renovation projects in SF? +

Yes, as your owner's representative. On renovations, tenant build-outs, and ground-up projects roughly $500,000 to $10 million in construction value, we manage the design team, the bidding, the contractor, the budget, and the schedule on your behalf, from feasibility through closeout. We do not hold the construction contract and we do not perform the work, which is exactly what lets us question both on your behalf. Learn more: Owner's Representative Services →

We are negotiating a lease in SoMa or Mission Bay. When should we call you? +

During your Letter of Intent (LOI) phase, before you sign. San Francisco's building stock hides its liabilities well: end-of-life rooftop units above exposed-brick offices, maxed-out panels behind fresh paint, unpermitted legacy TI work. A forensic pre-lease audit quantifies those liabilities while you still have negotiating leverage. On a recent South San Francisco biotech lease, that timing converted Title 24 and generator liabilities into a $1.5M landlord concession package. Read the case study: The Biotech Runway Defense →

Can you help us convert a warehouse into a biotech lab? +

Yes. We act as your Owner's Rep during complex lab conversions. We manage the MEP contractors, ensure your heavy electrical, precision cooling, and lab exhaust requirements are met, and keep the build-out aligned with your Series A/B capital budget. Learn more: IT & Lab Infrastructure →

Are you familiar with San Francisco's specific building codes? +

Absolutely. From Title 24 energy compliance to mandatory seismic retrofit ordinances and strict fire-life safety codes, we know exactly what local inspectors are looking for, and what those requirements cost when a building does not meet them. Learn more: Facility Infrastructure Audits →

Why should we not just use the landlord's vendors? +

The landlord's vendors are paid to protect the landlord's asset, not your operational budget. We sit entirely on your side of the table, ensuring you are not paying for base-building repairs masked as tenant maintenance. Learn more: Fractional Facility Leadership →

Let's lock down your Bay Area real estate.

Whether you are moving into SoMa or expanding in South SF, let's establish the Ground Truth of your facility.

Book a 20-Minute Executive Call Email Gabe Directly