1. What a Junior 5 is (or so we think)
In the wake of WWII, America underwent a seismic shift, particularly here in California, where the Baby Boom generation surged and the need for housing skyrocketed. The combination of the GI Bill, FHA and VA home loans, and the rapid urbanization of California led to an unprecedented construction boom to accommodate this demand. This surge in housing development transformed the sand dunes east of Ocean Beach all the way to Sutro Mountain into the Sunset District. In the 1940s and 1950s, landscape quickly become dotted with new homes springing up every few days. While it’s been 60+ years since many of these homes were built, many still share common design fundamentals like their coastal-themed tile bathrooms, gravity furnaces and Red Oak floors along with lath and plaster walls and terazzo stairs. Here are three of the most common layouts you may well see in the Sunset (and in many other parts of San Francisco for that matter as we’ve seen these Sunset style homes all over).
If a structure isn’t a Victorian or Edwardian (or a derivative), chances are you’ll encounter one of the most common home styles built between the 1920s and 1960s. These homes dominate areas like the Sunset, Sunnyside, Districts 3 and 10, with in-fill examples scattered throughout the city. While many are still built from strong old-growth lumber, this was the period when builders began transitioning to younger, less durable wood as the supply of old-growth timber dwindled.
Common Features and Materials:
ADUs and Income Potential:
Junior 5 homes often include in-law units or accessory dwelling units (ADUs), offering rental income potential. If rented separately, ADUs fall under rent and eviction control. New legislation may allow owners to sell ADUs as standalone units, but most likely still being under rent control regulations. It’s important to consult the Preliminary Title report to see if there are any restrictions recorded against title pertaining to ADUs from the City.
Renovation (and Flipping) Trends
When they buy a place for $900,000 to $1.4 million and try to sell it for $2 million or far more usually less than a year after the initial sale as a fixer.
Many modest 2-bed, 1-bath, 1,100 sq. ft. homes have been transformed into sprawling 4-bed, 4-bath, 2,500+ sq. ft. properties with sleek, if somewhat generic, finishes over the past several years.
2. The More Vintage Examples
Assuming you aren’t considering a flipped home and are pondering if the last renovation in the 1990s would be sufficient or an even more original Junior 5, you should expect kitchens that still have old-school gas Merit or O’Keefe ranges, prized by collectors, with dodgy or non-existant venting systems. Non-renovated homes often retain original features like gravity furnaces (no need for old fuel oil tanks), red oak floors, and single-pane windows.
Sturdy redwood framing, prized for its durability and natural resistance to termites, was a hallmark of these homes, crafted from lumber harvested from centuries-old forests in Northern California. While this wood is far superior to the younger pine or fir commonly used in modern construction, today’s homes benefit from advanced engineering and a deeper understanding of the forces—like earthquakes—that act on a structure. This progress allows for more precise design and retrofitting, ensuring safety and resilience even when the materials themselves may not match the grandeur of old-growth redwood.
• Concrete foundations with a little too much salt Durable and resistant to termites, reflecting lumber brought in from up north. That wood was harvested after hundreds of years of growth making it far superior to many of the younger, pine or fir studs we see today.
• Stucco, wood, and brick steps: Economical and quick to install, but lacking proper ventilation, permeability and water proofing/diversion means
• Asbestos-coated and wrapped furnace pipes: Seen as a cutting-edge solution for insulation and fire resistance, with health consequences not understood at the time.
• Gravity-based or forced-air heating systems: Efficient for the time as there are no moving parts per se but the blower fan; bulky and reliant on gas. Often from the Atlas Furnace company or Mars Company.
• Single-pane glass: Standard for cost and availability, though poor for insulation; commonly upgraded to vinyl- or aluminum-frame windows (that cannot be painted easily)
• Ceramic Tile Bathrooms: Durable and in colorful beach and coastal pastels with pedestal sinks with two taps, unlit showers (without tempered safety glass doors), porcelain enameled rolled steel/iron tubs (with no shower heads) adding just a little bit of personality to the otherwise cookie-cutter designed homes.
• Minimal insulation reflect a focus on initial affordability over long-term sustainability and, at times, knob and tube electrical systems that wouldn’t allow for insulation to be installed
• 40-70-amp electrical systems from Federal Pacific: Met contemporary power needs but are inadequate by today’s standards, with many Federal Pacific products being recalled for overstated performance benchmarks that led to fires.
• Siding: Asbestos-concrete siding may appear on facades or rear walls; it’s best left undisturbed and painted over unless you’re prepared for professional remediation.
• Pest Issues: Expect reports citing dry rot, termites, faulty grade, and wood-boring beetles—issues that are all fixable with proper work.
3. Some Common Junior 5 Issues and How They Get Fixed
How ‘vintage’ is the place really? When is a fixer’s charm outweighed by the work and cost that lay ahead?
4. What Pitfalls?
These homes offer enormous potential for expansion, updates, and personalization if a given home hasn’t undergone someone else’s renovation. While they come with quirks and challenges, thoughtful upgrades—like adding energy-efficient windows, updating electrical systems, and refinishing interiors—can bring them up to modern standards. For those ready to invest in renovations, these homes can become functional, stylish, and quintessentially San Francisco.
Consequences of the Era:
• Homes were built quickly to capitalize on available labor and materials, often sacrificing energy efficiency and long-term durability.
• Asbestos and insufficient earthquake retrofitting are modern liabilities.
• Outdated electrical systems and plumbing now require significant upgrades.
How Much Could It Cost to Update/Fix/Repair/Replace?
By $/SQFT
Roughly, What You Pay and What You Get By Square Foot (as of Jan 2025)
Further Reading
See what other resources are out there
