FAQ for Renting a NYC Apartment
Become an expert in NYC renting with our research below
Renting an apartment in New York City
How much is a broker fee in NYC?
Typically 1-2 months of rent, due to the broker when submitting your application, in addition to the $20 application fee and the first month’s rent and security deposit due at lease signing. Broker fees are often $3,000 or more.
What if my broker says the apartment is “no fee”?
They are either getting a 1 month fee from the landlord (called “OP”) or taking a free month of rent the landlord was offering to new tenants, and not telling you this. Brokers do not work for free.
Do I have to pay a broker fee in NYC?
No, go to RENTBETTA.com for over 1,000 live listings of no fee apartments you can rent directly from the landlord. You keep 100% of any concessions offered.
What are the best websites to find an apartment in NYC?
RENTBETTA.com, Streeteasy, and Craigslist. RENTBETTA.com specializes in no fee apartments you can rent directly from building owners. Streeteasy and Craigslist have a lot of listings but many are posted by brokers. Craigslist will feature great deals but you will need to sift through a lot of nonsense.
Why does RENT BETTA have fewer fake listings than Streeteasy and Craigslist?
Streeteasy and Craigslist rely on brokers to post listings, who flood those sites with fake listings to generate leads. RENT BETTA works directly with landlords, not brokers, so we cut out their fake listings and their fees.
How do I get out of paying a broker fee?
Download the address report from Property Shark ($10) to get the name of the property manager and a current resident. Google the property manager and call their office, claim you’re a referral from (name of current resident) and ask to see the place. They might bite, and allow you to apply as a referral without paying a fee. However, if you’ve signed a contract with the broker, the broker could sue you. Your next option is to find a direct (no fee) rental on RENTBETTA.com.
How often do you update listings?
11am-5pm daily. See the latest additions from the search page by clicking on Card View (the 4 little boxes) on the top right of the map.
When is the best time to sign a lease?
Winter, anytime December - February. A 12 month lease starting February 1st might be the absolute best.. Prices start to increase as the weather warms (and renters trickle back) in late March and April.
When is the worst time to sign a lease?
Summer, anytime May - September. Expect to pay 10-15% more for the same apartment if you sign a lease in the Summer instead of the Winter.
Why did a broker tell me more inventory is available during the Summer but prices are better in the Winter?
They are (half) lying to you, to make it appear anytime is a good time to sign a lease. Not true. Everyone moves in during the Summer, while (almost) no one is looking for a place during the Winter. So if you are looking during the Winter, you have no competition, rock bottom prices, and more availabilities to choose from.
Should I sign an 18 month lease?
Never sign an 18 month lease! They are advertised during the Winter as a small discount to a 12 month lease. Once your lease ends in the Summer say goodbye to your good deal - the landlord will jack the rent up 10-15% during the peak season knowing they can easily find a new tenant in the Summer.
How do I avoid NYC rental scams?
Avoid fake listings on Craigslist and Streeteasy. Go to RENTBETTA.com for no fee apartments available directly from building owners. Never rent a place without seeing it first. Never wire money sight-unseen, especially for “great” deals. Never sign an 18 month lease. Try to get on a Winter lease schedule, renewing December - March (February is cheapest).
Booking a Tour and Applying
How do I ask questions about an apartment?
Click “Book a Tour” and type your questions in the message box. Most offices will email you back the same day.
How do I Book a Tour?
Click “Book a Tour” and we will submit your information directly to the leasing office. Most offices will email you back the same day.
How much rent can I afford?
Typically you must make 40x rent to be approved. For example, if an apartment has a $2,000 monthly rent your annual income must be no less than $80,000. Some landlords require 45x, and living in NYC gets more comfortable at 50x. So, divide your annual income by 40x and to see the maximum rent you may qualify for, but 50x to see what you may more comfortably afford.
Do I need a guarantor in NYC?
If you don’t make 40x the rent or have a 650+ credit score, you will likely need a guarantor who makes at least 80x the rent. They submit a full rental application along with you, and are on the hook for any missed rent.
Can a student get an apartment in NYC?
Yes, and this is common in the East Village. You just need to have a guarantor who makes 80x the rent.
How do I apply for an apartment?
Click “Apply Now” on the listing page. You must complete the rental application, an application fee (max $20 in NYC) and often a holding deposit (which can be $500, $1,000, or 1 month’s rent). If your application is approved, the leasing office will email you instructions for lease signing.
Do I get my application deposit back?
Only if your application is rejected, otherwise it is deducted from the security deposit you owe at lease signing. If your application is approved but you don’t sign a lease, the office will keep your deposit.
What documents do I need to submit with my application?
Typically a photo of your driver license or passport, 2-3 paystubs, the last 1-2 monthly checking account statements, and 1-2 years of your tax returns (just the first two pages showing your Adjusted Gross Income). Each leasing office will specify in their application.
How long will it take for my application to be approved?
Expect 1-2 days.
What is lease signing?
After your application is approved, within 1-2 days you must go to the leasing office to sign the lease, and bring payment for the first month’s rent and security deposit, as a cashier’s check or money order.
Who do I make the first month’s rent and security deposit out to?
The leasing office will tell you, which will be the name of the legal entity which owns the building. They often sounds a lot like the street address (eg, “200 Park Avenue LLC”).
When do I get my security deposit back?
14 days after moving out, your landlord must send you the full amount or an itemized list of deductions (New York State law). If it’s been 15 days, they technically forfeit their right to deduct damages (in NYC). If it’s been over a month, politely let them know you may submit a Rental Security Complaint with the NYS Attorney General. This will get the landlord's wheels turning, but the AG’s office will take at least a few months.
When do I have to pay rent?
On the 1st of the month (eg, June 1st for the month of June), though you have until the 5th before a late fee can be charged in NYC. A late fee, the lesser of $50 or 5% of your rent, can only be charged starting on the 6th (eg, the landlord can add a $50 late fee to your rent on June 6th).
How do I renew my lease?
If you are market-rate (not rent-stabilized), your landlord is not required to offer you a renewal, but they typically send you one 60 days before your lease ends and require you to return it 30 days before the lease ends. If you’re thinking about moving, go to RENTBETTA.com to peruse no fee availabilities.
How do I break my lease?
Find a new roommate on Craigslist or Spare Room , then tell your landlord you must move “because of a job” and that you’ve already found a replacement tenant. Ask the new tenant to cover the cost of changing the name in the lease in the ad (likely $100-300, in the lease). Legally, you are on the hook for lease payments through the end of your lease, even if you move out. The 2019 HSTPA (New York State rent law) requires landlords to “mitigate” damages” by making efforts to find a new tenant, but you could still be out for months if your leave it in their hands. It is much easier to find a new tenant in Summer than in Winter.
How do I get a letter of recommendation from my landlord?
Pay your rent on time, be clean and quiet. These are the only things landlords really care about, and if you’ve done those, they will be glad to write you a letter of recommendation for a new apartment.
Moving in NYC
What’s the cheapest way to move in NYC?
Chelsea U-Haul, black trash bags and help on TaskRabbit (~$40/hr). Book the U-Haul a few weeks in advance on the date your lease is up, even if you have not found your new place yet. Try CC Rentals in the West Village as a back-up.
What are moving bins?
Large plastic bins that will make packing and trips up/down stairs easier. They are dropped off at your current apartment a few days before your move and picked up at your new place a few days after. Reputable operators are Gorilla Bins, Bin-it, EZ Bins, and Boxup. They cost ~$130 for a studio.
When can I move in?
Typically Monday-Saturday 10am - 8pm, some buildings have more limitations. Ask before you apply, so they don’t spring it on you at lease signing.
What’s the best place to buy furniture in NYC?
Ikea.com, buy everything you can there before looking elsewhere. Take the subway out to their store in Red Hook, Brooklyn or see their smaller design studio in Midtown East (3rd and 59th). Tip: buy a 12-20V cordless drill and cut assembly time in half..
Bob’s Discount Furniture (117th St, east of 1st Ave) has well-priced furniture that comes fully assembled.Raymour & Flanigan isn’t the worst.
Want something serious? CB2 and West Elm have studios throughout NYC with quality pieces at inexpensive prices. Only go to Safavieh if you want a laugh - the furniture isn’t 10x better, it’s just 10x more.
Internet Providers and Utilities in NYC
What is the fastest NYC internet service?
FiOS, check if your apartment has it. RCN is a strong number two. Spectrum (the old Time Warner Cable monopoly) is available everywhere but should be your last option. Most luxury buildings are wired for all three.
How do I turn on electric and gas?
Go online or call 800.752.6633. ConEd just needs the address, your credit card number and move-in date for when to start billing your account. It takes less than 5 minutes.
How much are utilities in NYC?
$50-80 in Winter (assuming you don’t use an electric heater), around $150 in the Summer for moderate A/C use in a 1 bedroom. Multiply by the number of bedrooms for larger apartments.
What utilities are included in the rent?
Typically heat and hot water. Electricity and internet are always the tenant’s responsibility. Cooking gas is a toss-up but more commonly the tenant’s responsibility. Check for in-unit electric heaters in luxury buildings - they will run off the tenants’ electric bill and cost you $200+/month in the Winter for a 1 bedroom.
What do I do if I don’t have laundry in the building?
Get wash & fold at the laundromat around the corner. It costs just $1.25-$1.50/pound (around $25 for a large load) and you’ll get it back folded. Most do pick-up and delivery for ~$5. We love apartments without laundry, they're a much better deal even adding the cost of laundry, and you’ll save 3+ hours on Sunday.
Nightlife in NYC
Which NYC neighborhoods are best?
Just moved to NYC from college and have roommates? East Village or Stuytown. Less corporate, and more artistic? Try Williamsburg, Bushwick, or Greenpoint in Brooklyn. Like nightlife, a young vibe, and make good cash? LES. Ready to move in with the serious girlfriend/boyfriend? UES, UWS, or FiDi. Already running your own business or starred in a movie? West Village.
What are the best places to go out in New York City?
Just moved to NYC from college? East Village or Williamsburg. Spent a few more years here, worked your way up the professional ladder and looking for classier environs? West Village. Looking to party hard and hit the clubs? Meatpacking. Moved in with the girlfriend/boyfriend in a tower building in the UES? 2nd Ave near 86th. Want to unwind over a beer after work and see people you know? That Irish bar around the corner.
What are the best rooftop bars in New York City?
Pod 39 in Murray Hill, Le Bain in Meatpacking, the Jane Hotel when the second floor restaurant is open, The Whitney Museum (there’s a top floor bar with a large balcony, near Le Bain), The Delancey (easy entry in the LES) or Hotel Chantelle (also in the LES, but need reservations).
Dogs and Cats in NYC Apartments
Can I get a dog in my NYC apartment?
We recommend you ask your landlord first. If the dog is under 50 pounds and not an “Aggressive Breed” (eg, Pitbulls, Rottweilers, German Shepherds, or anything that would scare children) most pet-friendly buildings will allow it. Otherwise, it will be tough. Go to RENTBETTA.com and select “Dogs” to find pet-friendly buildings.
Can I get a dog as an emotional support animal (ESA)?
This is harder to prove than you might think, and online certificates or “ESA” outfits from Amazon are useless. You will need a letter from a local therapist or doctor who could be available to testify in court as an expert witness. Their letter should state that you suffer from a disability and explain how the dog allows you to better “use and enjoy the apartment” in spite of your disability. If you are a market tenant, the landlord can simply decide not to renew your lease if things get contentious. Again, we recommend you ask your landlord before getting the dog. It is legally much harder to take a dog into your apartment than into a grocery store.
What is the NYC Pet Law?
A landlord cannot evict you if you keep a pet “openly and notoriously” (you don’t try to hide it) for 3 months and they fail to bring legal action against you. Technically, your dog is in at the 4 month mark, no matter what the lease says. But the landlord can decide not to renew your lease, forcing you to move out. If your dog is a “nuisance” (other residents complain) no matter how long it’s been, your landlord can require you to get rid of it.
Bed Bugs in NYC Apartments
How do I find out if my building has bed bugs?
Go to RENTBETTA.com and type in the address. The building’s Bed Bug History (for the last 1-2 years) and Maintenance Rating will pop up. Outside of NYC, landlords are not required to report this information, so it’s only available in the 5 boroughs.
How do I get rid of bed bugs?
Don’t move - they’ll just travel with you. Immediately email your landlord and they will send an exterminator at no cost to you (this is required by law). Do everything the exterminator advises.
How do I get rid of other bugs?
Each building in NYC is required to have an exterminator make rounds monthly (at no cost to tenants), so look around the vestibule area or email your landlord for their schedule. When they come by, show them pictures of the bugs and where they are in your apartment - your problem will be gone faster than you can order Raid from Amazon (and for free).
AirBnB and Subleasing Your Apartment in NYC
Can I put my apartment on AirBnB?
Stays under 30 days are likely prohibited under your lease. If not, then New York law applies, which prohibits short-term stays unless you have no more than 2 guests and one of the tenants is home the entire time, OR the guests do NOT pay. So maximum 2 guests, and one person on the lease must be there. Though they will likely need video evidence to prove it, most landlords are quick to send you a sharp letter and begin proceedings if you ignore it.
Can I sublease my apartment in New York City?
For stays longer than 30 days (subleases), the answer is yes, but you must provide your landlord the subtenants' names, the start and end date of the sublease, and a copy of the sublease agreement. Most landlords are pretty cool with this so long as you’ve paid your rent on time and they view you as responsible.
Should I sublease my apartment?
We think it rarely makes sense. Many tenants in larger NYC apartments sublease rooms as their original roommates move out, but over time this turns into a part-time job, leads to unfriendly living situations, and is financially risky. You are on the hook for any months you can’t find a tenant, so a few hundred dollars you’re making “off the top” will turn into a steep loss if you can’t find someone for a month or two. Better to move to your own place.
How do I find a new roommate in NYC?
Spareroom is the best, there’s also RoomZoom, Roomrs, Roomster and Craigslist. Spareroom hosts happy hours where you can grab a beer and chat with potential roommates for a few minutes, which we highly recommend.
Do I need to notify my landlord if I switch roommates?
Technically yes, within 30 days of your new roommate moving in or at the request of your landlord. Most landlords require a fee (~$100) to change the name of a tenant (it will say in your lease), but you should do this so the new tenant is legally responsible for the rent and the roommate moving out is off the hook. Write in your Spareroom ad that the tenant coming in is responsible for the lease change fee.
Repairs for My NYC Apartment
How do I avoid maintenance problems in NYC?
Go to RENTBETTA.com and search the address. We check housing violations and calculate Maintenance Ratings for all buildings in the 5 boroughs, and grade buildings A+ through D. A+ and B+ are both great, avoid D ratings unless you are an aspiring housing attorney.
How do I force my landlord to make repairs?
Send them 2-3 emails over a couple of weeks and include pictures of the problem. Keep your tone professional in case it all ends up in court. Give them 3-4 weeks (90% are honest and overworked). If you feel like you are getting nowhere and are debating whether to move out, make an Apartment Maintenance Complaint online or by dialing 311. A NYC government inspector will (randomly) come by your apartment in 2-3 weeks to document the problem, and then issue your landlord fines if they don’t fix it. Tread carefully - your landlord may also decide not to renew your lease if things get ugly.
What is the NYC Heat Law?
The indoor temperature must be at least 68 degrees during the day and 62 degrees at night from October 1 to May 31. To avoid fines, most landlords overheat apartments. If you’ve notified the landlord and they aren’t working on a solution, you can make a heating complaint online or by calling 311. NYC will issue your landlord fines if the heat doesn’t go up.
Can I paint my apartment?
Technically yes, but if you paint it a color other than white you must repaint it before moving out or the landlord can deduct the cost from your security deposit. It’s easiest to choose an apartment with a color you already like.
What’s the best place to buy paint in New York City?
Benjamin Moore (locations throughout NYC) Their Regal Select line is a better paint at a lower price than Home Depot’s Behr. One is for professional contractors, the other is overpriced and sold to consumers. We know some contractors for luxury buildings, go with Benjamin Moore.
What if I lock myself out of my apartment?
Call your landlord or knock on your Super’s door during normal business hours. If it's after hours and they don’t respond, you will have to hire a locksmith yourself. Mr. Locks (212.586.3234) and Locksmith 4 NYC (917.969.8842) are reputable operators, send them a picture of the lock and ask for a quote (expect $200-300). Tip: keep a copy of your keys at your office as a back-up.
Can I put up a pressurized wall in my apartment?
Ask your landlord before you move in to put up a pressurized wall - they will cover the cost ($1,000-3,000), the job will be done properly, and you will not need to worry about taking it down before you move out. NYC building codes apply here...don’t do it on your own.
Can I install my own dishwasher?
Ask the landlord and throw in “this will reduce your water bills because a dishwasher is much more efficient than running the sink.” They might bite. Dishwashers are $500-800, so most landlords install them between tenancies to get a higher rent.
Rent Stabilized Apartments in NYC
What is market vs rent stabilized?
Rent stabilized apartments have below market rents set by the Rent Guidelines Board and get automatic lease renewals, so no one wants to move out of them. Market-rate apartments are probably what you expect - the landlord sets the rent and can choose to renew your lease or not, at whatever rental rate and terms they choose.
What is rent stabilized vs rent controlled?
Rent controlled apartments are like rent stabilized apartments, but even cheaper, as their rents rarely increase. The tenants must have been living there since before 1971. There are roughly 1 million market units and 1 million rent stabilized apartments in NYC, but only 20,000 rent controlled apartments, with rental rates from the 1970s as low as a few hundred dollars per month, held by tenants who have been living there for decades.
How do I know if I am rent stabilized?
Unless the front page of your lease says “rent stabilized” and has a schedule calculating the legal rent, you are likely a market-rate tenant. All luxury or new buildings will be market-rate. Rent stabilized apartments are only found in buildings built before 1974, but if you live in one of these older walk-ups, you are not necessarily rent stabilized. Buildings built before 1974 can have both market (renovated) or rent stabilized (unrenovated) apartments.
How can I find out if my apartment should be rent-stabilized?
Submit a request or call DHCR at 718.739.6400 to get your apartment’s rent history. It will arrive in the mail in 2-3 weeks. These typically take a housing attorney to interpret, but if the rent was very low (below $1,500) before rent stabilization was removed you may have a case.
There is no “list” of rent stabilized apartments, if your landlord says it is market-rate now you have to prove otherwise in housing court, which takes 2-3 years and $10,000-$30,000 per year (sounds fun, right?). If you really want to go down this road, read Attorney Michelle Itkowitz’s paper on rent-stabilized apartments and her FAQ on the litigation process. She has a $2,500 service to investigate investigate your case (pay upfront, find out at the end), and then you’ve got the cost of litigation. Read for free, but proceed cautiously.
How do I find a rent-stabilized apartment?
They sometimes show up on Craigslist during Winter or when the rental market crashes. Many are false advertising from brokers. Ask the broker before you show up whether you would be signing a “rent stabilized or market lease”.
How do I find a housing attorney in NYC?
Request a free 30 minute consultation through the Legal Referral Service or call the Met Council on Housing at 212.979.0611 to explore your options with a volunteer. Private attorneys may overstate your case to get paid (we’ve seen this happen), so decide for yourself if you want a legal fight with your landlord. Housing court can take 2-3 years and cost $10,000-$30,000 per year. In almost all cases, it is easier to just move out. Read Attorney Michelle Itkowitz’s research on common legal topics.
Tips for Renting in NYC
How can I find a cheap apartment in New York City?
Go to RENTBETTA.com for no fee apartments. Checkout Greenpoint (Brooklyn), Sunnyside (Queens), or the far Upper West Side...many are direct subway commutes and rent will be 40% less than you pay in more central Manhattan. Get a couple roommates and split the rent. We recommend Stuytown.
How can I save money living in NYC?
Buy everything you need from Walmart.com, not the Duane Reade around the corner, it will save you 30-40%. Shop for furniture at Ikea. Get a roommate or two.
Is New York City safe?
Check out the NYC Crime Map and search by crime type. Midtown has a few pickpockets, Upper Manhattan and the Bronx still encounter more serious crime, but NYC is now very sage and violent crime rates here areabout half what they are in LA or Chicago.
Some tips: take a cab or walk with friends when going out at night, don’t let someone follow you into your building (stop, and let them go first), and keep your cell phone in your pocket (not in your hand) on the subway. Call 911 for a police report if something happens.
Should I get renters insurance?
Unless your landlord requires it (some complexes do), we wouldn’t recommend it. 20-30% of your premiums go to the insurers overheads and profits. Just save the money.
What’s the easiest way to get to JFK?
Uber or Lyft are your best bets, but check Google Maps. If the time difference between driving and public transit is minimal, take the subway.