Acajou's Profile
Author's Posts
July 31, 2009
No Rent Reduction: Stay or Go?
So I live in Crown Heights literally on the "real" border (Washington) with Prospect Heights. I pay $1500 for a 1 BR in an owner occupied building. The first time I renewed my lease there was a 3% increase to my current rent. When it was time to renew last year he wanted to increase rent again because of increased expenses ( heat, electricity for common areas) on his end. In the end he didnt cause I was a "good tenant". My landlord has been ok though he has been slow to fix issues or with the sink, toilet and even ignored problems and with the roof.
This year I had a sick family member staying with me for a few months. My landlord knew about it in advance and hasnt said anything. Its time to renew again so I sent a letter asking for rent reduction of $75 per month and allowing me to have a cat ( an issue I have raised with my landlord before). My landlord said no to the cat. Further he said I should consider myself lucky that he isnt raising my rent given the added expenses of another occupant in the apartment.
In the past, the apartment I have was below market. Because of the rental market however that is no longer the case. In the last month I have seen many just as affordable apartments in CH, PH and CH. My current landlord keeps wanting to increase the rent and is often slow making repairs. I am thinking about finding a 1.5 BR (should the sick family member still need to stay with me) in the same area I live in now. But given my family situation I am not so sure about signing a year lease with my current landlord . I would be more willing to sign the year lease if there was something to keep me (space, additional savings, pet).
Am I being reasonable? Part of me is really tempted to leave but when I think about the hassle of moving I rethink it. On the otherhand I dont think my landlord (who is a first time owner-landlord) has really thought about the cost of repainting, repairs that have been ignored etc needed to prepare for a new tenant. Anyone have tips for negotiating with my current landlord? If not what do you Brownstoners think: should I stay or go?
Author's Comments
Here's my 2 cents. I tried to negotiate a rent reduction on an apartment that had been below market in the boom but was actually at the market value in August of 2009. You can see my post if you look at the archives. I got a tiny reduction (not even the amount I asked for) which was basically a good faith effort on the part of my LL since I am the only other person living in the building. I decided to stay but after this lease ends-I am gone. I expect the market to be even worse for landlords and better for me.
What I did do: Wrote a letter asking for a rent reduction and supported it with apartments in Clinton Hill, Fort Greene and Prospect Heights. Also included newspaper articles noting how difficult the market has become for landlords.
What I had wished I had done: 1)Submitted my letter at least 2 months before the lease was to expire. That way it have given me much more time to find other apartments and sign a lease so that I could say to my LL "You didnt work with me so I am leaving". 2) Had a clear idea in my head of what is the upper limit of rent I would pay in the current apartment 3) Had a clear idea of what I wanted in the new apartment.
Also you need to consider what makes it difficult for your LL to find a tenant if you left. Also you need to be aware of the fact that as you look for other places to live the pickings are slimmer. If you go in with your eyes open it should come out fine.
Good luck!
Posted by: Acajou at October 14, 2009 1:44 PM in response to Negotiating Rent Reduction
Here's my 2 cents. I tried to negotiate a rent reduction on an apartment that had been below market in the boom but was actually at the market value in August of 2009. You can see my post if you look at the archives. I got a tiny reduction (not even the amount I asked for) which was basically a good faith effort on the part of my LL since I am the only other person living in the building. I decided to stay but after this lease ends-I am gone. I expect the market to be even worse for landlords and better for me.
What I did do: Wrote a letter asking for a rent reduction and supported it with apartments in Clinton Hill, Fort Greene and Prospect Heights. Also included newspaper articles noting how difficult the market has become for landlords.
What I had wished I had done: 1)Submitted my letter at least 2 months before the lease was to expire. That way it have given me much more time to find other apartments and sign a lease so that I could say to my LL "You didnt work with me so I am leaving". 2) Had a clear idea in my head of what is the upper limit of rent I would pay in the current apartment 3) Had a clear idea of what I wanted in the new apartment.
Also you need to consider what makes it difficult for your LL to find a tenant if you left. Also you need to be aware of the fact that as you look for other places to live the pickings are slimmer. If you go in with your eyes open it should come out fine.
Good luck!
Posted by: Acajou at October 14, 2009 1:34 PM in response to Negotiating Rent Reduction
So I have been apartment hunting lately. What I have seen so far:
Park Slope 1BR range from $1600 (tiny ones that havent been updated recently) to $2200 for a nice brownstone or condo with amenities (stainless appliances, w/d in building etc).
Prospect Height 1 BR range from $1600 and up and peaking at about $1900/2000. Actually saw some 2BRs for around $1600. Also saw a really nice 2BR on Prospect Place in a prewar walkup building. The bedrooms would barely fit a queen and the living room was on the small side but it had great light, and had an EIK. If I moved in I would use the other bedroom as an office/guestroom.
I also saw some 1 BRs in Clinton Hill going for $1500-1600 though most were in BedStuy. The Bed Stuy ones did a really great job on renovations but the blocks werent that nice. The realtors billed these as 2BR but they were railroad style or not really useable because didnt have a closet or could only fit a twin bed. The 1 BRs that I saw that were really in Clinton Hill were actually 1.5 BR in a brownstone that hadnt been updated in a while but werent bad.
If you are willing to move to the parts of Crown Heights that borders Prospect Heights ( around Grand, Classon and Franklin) you can find a smaller 1BR for $1200-1500. Please note liar brokers are calling all of Crown Heights "Prospect Heights" right now. I saw a tiny 2BR that would be great for one person on Grand Avenue. There are many apartments in the old hospital on Prospect Place between $1200-1500 for a 1BR. If you move further into Crown Heights you can find lovely well maintained prewar apartments in the $1200 range.
Posted by: Acajou at August 12, 2009 5:12 PM in response to Studio/1BR Rental Prices?
I pay electricity. Landlord pays heat and hot water.
Posted by: Acajou at July 31, 2009 12:35 PM in response to No Rent Reduction: Stay or Go?
From http://www.oag.state.ny.us/bureaus/consumer_frauds/housing_issues.html
APARTMENT SHARING
It is unlawful for a landlord to restrict occupancy of an apartment
to the named tenant in the lease or to that tenant and immediate
family. When the lease names only one tenant, that tenant may share the apartment with immediate family, one additional occupant and the occupant’s dependent children, provided that the tenant or the tenant’s spouse occupies the premises as their primary residence....
A tenant must inform the landlords of the name of any occupant
within 30 days after the occupant has moved into the apartment or within 30 days of a landlord’s request for this information.
Real Property Law § 235-f.
Posted by: Acajou at July 31, 2009 12:20 PM in response to No Rent Reduction: Stay or Go?
Hello all
Thanks for all the comments.
When I asked for a rent reduction I backed it up with many listings from Craiglist showing 1 BRs in Fort Greene for $1500 and other listings in Prospect Heights and Clinton Hill that were comparable. But for the softening rental market I wouldnt have seen so many listings. I remember how it was in 2005 and 2006 when you had to snatch up anything at that price. Now of course I am not seeing so many affordable pads probably cause all the inventory is snatched up until August 15th. The current apartment is pretty nice in new renovation but not in a brownstone- it has no washer or dryer or any "amenities". Its nice. But not amazing.
I think at this point it would be great to be renting month to month. But he basically was like you can sign the lease for a year or... How likely is it to find a 1.5 BR for $1400-1500 in August or September move in in PH, CH or FG? Whats the likelihood of finding a 2BR in that price range? I am happy on the border of Crown Heights but wouldnt want to move further in cause of my sick family member ( kinda frail).
Anybody have additional thoughts or apartment leads?
Posted by: Acajou at July 31, 2009 11:50 AM in response to No Rent Reduction: Stay or Go?
Responses to Author's Forum Comments
I'm not a broker, but I know from my own experiences renting in NYC that people who rent out a portion of their own home have a lot more leeway with the law. And with good reason -- it is their home, after all. There's evidence all over state and city law. Feel free to read up on it yourself.
Posted by: Kris at July 31, 2009 4:58 PM in response to No Rent Reduction: Stay or Go?
Oh so youre not a RE lawyer gotcha
Posted by: brickoven at July 31, 2009 5:01 PM in response to No Rent Reduction: Stay or Go?
And you are?
Posted by: Kris at July 31, 2009 5:07 PM in response to No Rent Reduction: Stay or Go?
NO
Posted by: brickoven at July 31, 2009 5:19 PM in response to No Rent Reduction: Stay or Go?
I bet they do read this blog Brick but the cooler thing is they all know where the exit door is. No fear here!
Posted by: jack slade at July 31, 2009 5:34 PM in response to No Rent Reduction: Stay or Go?
It seems as if you and said LL are both unreasonable i.e. you seem to want more for practically nothing extra ( bring in a pet and a sick family member all while having to pay less rent...the audacity of hope:) and LL is kind of arrogant in saying you should feel lucky.
$1500 may indeed be expensive today but we don't know the kind of space you have. Is it really nice or large? The area is not bad given proximity to Prospect Park, Subways, and the Brooklyn Museum.
Maybe he can let you have a cat without increasing the rent but remember you are already doing quite well with the family member staying long term or even permanently. Does the law allow the extra person staying permanently? In a non rent stabilized building? Our advice will be to move if you are gonna be miserable.
The LL appears to have leverage in your specific situation since he doesn't seem to mind you moving right?
Posted by: pierre de taille at July 31, 2009 6:02 PM in response to No Rent Reduction: Stay or Go?
Brickoven, the law is about your right to have a lover and children. The landlord is free to charge whatever they like for the apt -- whether it's less for one adult, more for two, or vice versa.
Posted by: mopar at July 31, 2009 6:03 PM in response to No Rent Reduction: Stay or Go?
brxgrl we are renters as well so what you say is hard to swallow but we are afraid you are 100% right...wow the truth can be tough :( Thanks for the clarity.
"I suggest everyone read exactly what the law said. Note- it says nothing about preventing a landlord form adding a surcharge in another tenant moves in. So its not illegal. Small landlords are in a different position than a big one. Many of them live in their property, with their tenants. Many of them aren't clearing big profits by any stretch. The bank is not lowering their payments, the electric and gas companies are increasing fees, the city charges for water usage- So what you're saying is that the landlord should lose money and possibly his property to subsidize a tenant? I'm sorry but let's be fair about things".
Posted by: pierre de taille at July 31, 2009 6:15 PM in response to No Rent Reduction: Stay or Go?
yes it does cost extra 10 to 20 dollars for water per person per month. I do not charge my tenant extra when she has a roommate by the same token I don't give her a discount either when she does not. I take care of it. Does not mean the cost is not there. There are no free lunches, someone has to pay. Maybe you don't realized this- some expenses are constant (fix mortgage for example), some expenses varies. Simple concept, more flushes, more showers = more cost to landlords (small building or large makes no difference).
Posted by: ClintonHillGal at July 31, 2009 6:38 PM in response to No Rent Reduction: Stay or Go?
^------- great point!
"...I do not charge my tenant extra when she has a roommate by the same token I don't give her a discount either when she does not..."
This isn't directed at anybody in particular ;) but the LL's that "charge" extra for roommates; do you also deduct when they get rid of their roommates and live alone?
Posted by: CookieCutterBrownstone at July 31, 2009 7:22 PM in response to No Rent Reduction: Stay or Go?
How about asking about race and ethnicity? Mr B asked everything about demographics of the Brownstoner readership except for that.
Posted by: Acajou at October 15, 2009 12:57 PM in response to Brownstoner Reader Survey