New York Living Solutions
A Real Estate Agent based in New York, NY
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A long-time resident of New York, Samantha has worked for New York Living Solutions since April 2009. Over that time, she has helped clients of all ilk navigate the New York real estate market, and neighborhoods, to find a living space that's not only suitable, but perfect for their needs. Prior to her career in real estate, Samantha was Vice President of Risk Management at a major Financial Institution. She graduated from Fordham University with a BS in finance.
Preparation In preparation for their move to New York City, many clients surf the web for information. NY Living Solutions’ user-friendly website (www.nylivingsolutions.com) provides easy access to rental listings for units in metropolitan area. Once you arrive, we will arrange an introductory consultation meeting to discuss the space, location and cost of the units that fit your needs and budget. After establishing the proper parameters, your NYLS relocation specialist will escort you to tour the best available units. We understand the urgency of your business; therefore, we make out business to locate and secure your new home as efficiently as possible. Establish a Budget For obvious reasons, a budget is an important factor in determining what apartment or rental property a renter can afford. The price of a property depends on a variety of factors - size, location, condition, features, neighborhood amenities, and schools, among others. It is key to determine a budget at the beginning of the application process to have an understanding of what you can afford. General Price Guideline: • Studios range from $1,800 to $2,500 per month. • One bedrooms range from $2,200 to $3,700 per month. • Two bedrooms range from $3,500 to $6,500 per month. • Three bedrooms range from $4,500 to $10,000 per month. When should I begin my rental search? Potential renters should begin their search 4-6 weeks prior to an anticipated moving date. Apartments are not usually ready more than 6 weeks ahead of a lease starting date. What are rent stabilized buildings and/or apartments? Rent stabilized buildings and/or apartments are buildings whose rent is regulated by the City of New York and State of New York. Rent increases are only about 2-4% annually. Once a renter secures a rent-stabilized apartment, they have a right to renew a lease agreement indefinitely. Many brownstones, townhouses with more than 4 units and older tenement/elevator buildings in NYC fall into this category. Small to medium size landlords/management companies own and operate these types of buildings. Types of Buildings There are three building categories to consider: rentals, condominiums and co-operatives. It is important for you to familiarize yourself with each, so that you may better understand the application process and timeline for renting. • Rentals- Buildings are owned by a landlord, moderated by state law, and include stabilized and non-stabilized apartments. Based on your credit check and financial status, the process takes about a week. One month’s rent and security deposit is expected. • Condominiums- Usually full service, modern, door attendant buildings. Individual apartments are privately owned, and can be used, sold, mortgaged, and rented by the owners as he/she pleases. Owner has right to set requirements, rent amount, and lease length. Process can take anywhere from a week and half to a month. Application and move-in fees likely required, along with more than one month’s rent for security fee. • Co-operatives- Also usually full service buildings. Several individuals own shares of the corporation (depending on the size and value of their apartment), not a specific unit in the building. Many restrictions and move-in and processing fees apply. The application process includes extensive financial screening and personal interviews with the board. Co-op boards are composed of shareholders who establish the building regulations and screen applicants. The timing of the application process depends on your financial screening. More than one month’s rent security deposit is likely expected. Many co-ops do not allow lease renewals. This means more apartment hunting after the first term of your lease. Because of the inflexibility and arbitrary rules, New York Living Solutions is selective about co-op buildings. What should I consider before agreeing to a roommate arrangement? If you consider getting one or two roommates, we strongly suggest you draft a written binding document that holds all parties accountable for the payment of rental and brokerage fees. Without a contract, you will be held accountable for the payment of the remaining fees. In a roommate scenario, the landlord may require a guarantor. Is having a pet a problem? Having a dog narrows the selection of properties down to 15% of what is currently available on the market. Cats tend not to be as much of a problem. Clients, inform your broker if you own any pets to save time and money. Fund Requirements What are the financial requirements to consider before renting? Renters should be prepared to secure about 25% of gross annual income to pay for rent. Landlords expect tenants to earn about 40-50 times their monthly rent. • Credit Report All applicants will have to provide a credit report/application to the landlord. Landlords use credit reports as an indicator of the likelihood of you owning the terms of the lease. Credit report fees range from $25-$100. Landlords address “bad credit” situations in various way. While some will increase the security deposit and/or require a guarantor, others will simply reject the application. If you suspect/know your credit is not good standing, it is imperative that you share this with your broker during your initial consultation meeting. What is a guarantor, and how do I know if I need one? If you do not meet the requirements set by the landlord, then you may have to provide a guarantor (also known as a co-signer). The guarantor is someone who is able and willing to guarantee the lease. Although not obligatory, most landlords prefer guarantors who are family members living in New York, New Jersey or Connecticut. Guarantors must have an excellent credit history, and earn about twice the income of the applicant. To demonstrate the eligibility of the guarantor, applicants and guarantors should prepare themselves for a sometimes-arduous process, involving tax returns and credit reports. What other miscellaneous fees should I consider? • Application Fees- Building rental application fees range from $20-$50, while those for condos/co-ops range from $150-$500. When renting in a condominium or co-op, renters should expect processing fees, move in fees and other miscellaneous non-refundable fees, sometimes in totaling $250 - $1100. • Security Deposit- One month’s rent and security deposit in the form of certified check or money order (no personal checks) are due to the landlord the day after you sign your rental agreement. • Move-in Fees- Sometimes landlords/management companies require new tenants to pay a move in deposit. This fee can range from $250-$600. Move-in fees are usually refundable, as long as there is no damage done to a building while moving. • Brokerage Fees- Brokerage fees are usually no more than 15% of the annual rent (for one year lease or more), and one month’s rent for short term lease (three to six months). You will be responsible for the payment of brokerage fees not covered by your employer, which are due when you provide your security deposit and first month’s rent. • Owner Paid Fees- Sometimes the owner/landlord will cover brokerage fees, in which case you or your employer will be notified, in accordance to state law. • Renter’s Insurance- Some landlords/management companies require renters insurance. Be sure to ask your New York Living Solution broker if there are any additional fees— especially if when renting a Condo or Co-Op. Fees for pets or for temporary walls are also common. Documentation You should be prepared to bring the following documents: • Employer Verification Letter – Letter should be typed on official company letterhead, indicate your title and salary, the start date (length) of employment and be signed by your supervisor. • Identification- A copy of your driver’s license, passport or any other form of photo identification. • Pay stubs- A copy of your last three pay stubs • Tax return- A copy of your most recent federal tax return. . Self-employed renters: if income comes from different sources, you will be required to submit tax returns and a letter from a CPA stating the nature of your business, as well as, projected future income. Business owners looking to rent are usually required to submit a tax return. • Bank Statements- Your three most recent bank statements, including both your savings and checking accounts. • Bank Account Numbers- Often requested. • Landlord Letter of Reference- Letter from your last landlord. If you cannot obtain a letter, be prepared to provide landlord’s contact information (name, address and phone number).
Samantha Covers: West Village, Soho, Chelsea, Tribeca, Gramercy, Financial District, Downtown, Battery Park, The New School, Pace University New York, New York University, Fordham University, Columbia University, New York, NY