New York City Rental Guide

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1 New York City Rental Guide Welcome to New York City Searching for an apartment in Manhattan is a unique experience. The most desirable and affordable apartments rent quickly and most are available for immediate occupancy. At Advantage Relocation Consultants we make certain that our clients are prepared and ready to make the necessary decision. Unlike most real estate brokers who first meet their clients on the street, ARC welcomes clients to our office for an initial consultation. During this time, we familiarize you on the current market and build a profile of your needs based on budget, desired location, types of apartments available, and other considerations. We discuss in great detail the realities of rental rates and the variety of lease options and apartment amenities available. During the initial consultation, our agents utilize a wide array of tools to expedite your apartment selection process. Our extensive database of available apartments is cross referenced with a matrix of area multiple listing services and updated continuously throughout the day. The ARC library is an ever-expanding collection of floor plans and on-site photographs that provide an accurate visual and spatial representation of select buildings and apartments. Together, they give you a better understanding of the market before you leave the office. Upon completion of the initial consultation, your agent will show you a carefully selected list of available apartments. The combination of the agent s knowledge and experience and your customized profile allows us to create a focused search for you. Remember, your ARC consultant saves you time, money, and effort. Before you start to look for an apartment with your ARC consultant, it is important to understand what you are looking for and what it takes to get it. KNOW WHAT YOU WANT When do I need to move? What is the target date for your move? There is a direct correlation between when you need an apartment and when you begin your search. Apartments that are vacant are available for immediate occupancy. An occupied apartment may not be available for a

2 couple of weeks, but the landlord will sign the lease for future occupancy. Hence, most rental decisions are made on the spot. Because of this, it s a good idea to start your search as close as possible to your target move-in date, and no more than a month ahead of time. What s the best way to do this? Reserve a day or two to see apartments with your ARC consultant, have a general idea of your budget, and together you ll familiarize yourself with the many neighborhoods that are New York City. How much do I spend? What monies are due once a lease is signed? This is the most important question to answer when you begin your apartment search. As a rule, landlords use a very simply equation to qualify their tenants. They will take your annual income, including your base salary, guaranteed bonus structure and all allowances and divide this number by 45. Specifically, if you earn $165,000 a year, you are qualified for an apartment that rents for $3666 per month or less ($165,000 / 45). If you are married and applying for an apartment with your spouse, landlords will almost always combine your salaries. When you sign a lease all of the funds required are due at this time. Landlords will all require the first month s rent and at least one month security deposit. The standard brokerage fee of 15% of the annual rent is also due at this time. If you do not have credit history in the United States landlords will often require additional security deposit. If you do not yet have your banking setup in the United States, ARC can assist with advancing the rent, security deposit, and all fees. We re here to make this process as expedient as possible. Where do I want to live? Manhattan is a city of diverse neighborhoods, all with their own unique appeal. Decide what s important to you. Do you want to be close to work, or is proximity to public transportation sufficient? Is it convenience or ambiance that s most important? Do you prefer a quiet, residential neighborhood, or a bustling hub of activity and nightlife? It s good to be open to alternative ideas. Your ARC consultant will explain a number of neighborhood options that can meet your needs and recommend other areas that you may not be aware of.

3 KNOW WHAT IT TAKES Qualifications: In America s most densely populated city, the competition for housing can be fierce. Landlords all have very specific application requirements that are unlike any you will find elsewhere. Once you decide on an apartment it s time to begin the application process. The application process consists of submitting all of the backup documentation to verify all of your financial and personal information. It s a good idea to start gathering this information prior to your first appointment with your ARC representative so you are armed with the necessary information to take an apartment off the market. Documentation: All landlords require the following documents in order to process an application: Application Form: Each landlord will have their own application form which will be obtained directly from the prospective landlord should you decide to move forward on an apartment within their residential portfolio. You will need to provide information on past employment, previous addresses, landlord information, banking information including savings and checking account numbers. Letter of Employment: This letter is the most important piece of documentation required by the landlord. This letter must be on company letterhead and state the following: 1. Name 2. Title 3. Tenure with company 4. Start date in NYC 5. Base Salary 6. Bonus Structure 7. Net Housing Allowance (if any) Banking Information: Landlords will want to verify that you have a bank account setup in the United States and will require a print out of the most recent bank statement

4 Guarantors If you do not meet the minimum income requirements or have a credit problem, a Guarantor may be required. The Guarantor, or cosigner, is usually a family member who agrees to guarantee the terms and conditions of the lease in case you default. Your Guarantor must earn between 80 and 100 times the monthly rent and have a solid credit history. Your Guarantor will have to provide all the same information as if he/she were applying for the apartment, however, the guarantor has a much higher income qualification number. New York City Building Types Building ownership is classified into three categories: rentals, condominiums and cooperatives. Each has different tenant requirements and approval processes. It is important for you to know the difference between the three since it will effect the parameters and timing of your search. Rental Buildings: The landlord owns the entire building. This is the safest option. Rental buildings provide protection for tenants as defined by New York State Law. It s the landlord s job to keep the vacancy rate as low as possible in the building and to make sure the tenants are happy. You will automatically get a lease renewal when your lease expires. The approval process often happens within 24 hours. Condominiums (Condo): Apartments are owned by individuals for residential and/or investment purposes. Within condo guidelines, owners are free to establish terms such as rent and length of lease. The approval process can take days based on a credit check and individual owner s requirements. Expect application fees and move-in fees. At the end of your lease term, it is not guaranteed that you will have the option to renew your lease. Cooperatives (Co-ops): Buildings are structured as a corporation. Rather than owning an apartment outright, individuals own shares of stock according to the size and value of their unit. There are many restrictions on the rentals of co-ops. Co-ops can often be problematic for internationals or new hires without an established credit history Everything that happens in the building is governed by the co-op board. The board-approval process can take days. Prospective tenants must submit extensive personal and financial information, and interview with the Co-op board.

5 Cooperative (and some Condo) Board Processing: A cooperative building is made up of the individual shareholders (those we usually think of as the apartment owners). The co-op board establishes rules and standards for the building and consists of shareholder/residents who volunteer to help screen prospective tenants and review board packages. Your application and lease package will need to be approved by both the coop board and the building management representatives. Qualifying: A co-op board will need clear cut, specific proof of a prospective tenant s assets and liabilities. Most tenants are required to earn approximately times the monthly rent in guaranteed income. Liquid assets are taken into account. A pattern of bonuses in the past years, if verifiable, may be helpful. If you do not qualify according to this formula, some co-ops may accept a Guarantor to cosign your lease. Processing Fees: Cooperatives and Condos have processing and move in fee requirements, which can range from a couple of hundred dollars and up. There is usually a refundable move-in deposit used to cover damages, if any, which occur during move-in. Board Approvals: Co-ops are elusive about a specific time period for approval. The process includes a review of your financials by management and the co-op board, as well as a board interview. You should plan on waiting the maximum time suggested by the management and board. The time period begins when all documents required are fully executed, submitted and completed to their satisfaction. If you omit requested information, this will only delay your approval process. Do not book movers until you are approved!

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