Townhouse Garden Rental Advice

Looking for advice and guidance on listing and renting out a garden level apartment of a townhouse in Brooklyn. I do not want to go through a real estate company like Corcoran, etc. Real estate companies will not be vet as thoroughly. I want to be more involved in the vetting process of the future tenant via background, credit and previous reference checks. We live in the townhouse, have small children and have family routinely visit. We want to ensure our next tenant is respectful, responsible and not a liability from a physical, emotional and financial standpoint.

Finally, if you have suggestion related to implementing additional riders that you’ve found to be helpful, please let me know. We already have the following – No smoking or drug use, no parties and loud noise, renters insurance, etc.

bkcontractorwhistleblower

in General Discussion 1 month ago

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victoria.art.director | 6 days ago

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I’m an owner occupier of a 3 family – finding good tenants is a bit of a job – but very worth it in the end – if you like me need the rental income. The garden level is difficult when you’ve got kids and 2 adults overhead. I grew up in Manhattan – it doesn’t bother me – but two of my tenants had noise issues. the guy who is there now is fine and has never complained about too much noise – but there is one person above him. When showing the apt I would stress that there will be noise – and even put it in the lease that the tenant is aware that there will be noise. I usually find my tenants in Listings Project (its a curated craigslist – website) and I’ve used a real estate agent. The vetting process is work – it was nice to have someone else do it – but I didn’t pay – the tenant did. There are several services that for a nominal fee you can feed the information to and they will vet. ($75?) – good luck – a good tenant is also a joy to have nearby.

dfreed1 | 1 weeks ago

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I’ve lived in Carroll Gardens in a four story three apartment building and since 1984 I’ve used Allan Gerovitz now with Douglas Elliman (Google him) to find me tenants. He thoruoghly vets the tenants and Ive never had a bad one. I never had renters with kids probably because shlepping carrages, bikes etc up all the steps is not fo rentes with kids.

amirab | 2 weeks ago

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Hi I’m currently looking for a space to rent and would love to speak more to see if it’s the right fit!

cate | 1 month ago

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We live in a two-family, and I have always found tenants on my own. We run a credit check and I call HR to verify their employment and (very important) I call and speak on the phone to their last three landlords, who must be in NYC. (So they must have history in NYC.) There is a standard clause in the lease about “quiet enjoyment.” It is important and mutual. It doesn’t mean the tenant can’t have a party but they certainly couldn’t have them all the time and blast music until 5 am in the morning. You would be able to give them however much notice is required because they would have broken the lease. I am up front with prospective tenants about the downsides of living here — occasionally loud neighbors, high summer temperatures, etc. — so there are no surprises. I keep the rent slightly under market for good tenants I want to retain. Additional lease clauses include: Rent increases significantly with each additional adult (no rent increase with two adults), every occupant must be on the lease, every occupant must go through a credit and background check, and so on. (What NYC has been allowing for background checks is shrinking, so that could be a concern.)

amt230 | 1 month ago

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I think the list of NOs is what got me, not that I want my tenants raging all night, but when I met them I explained the vibe of the house as a quiet family home, louder in the mornings than at night. I was able to gauge their reaction and their tone through our conversation and then, of course, there is inevitably a leap of faith aspect.

I think if you’re trying to contract or vet (somehow more thoroughly than a licensed broker) your way out of these risks, your missing that you’re forming a relationship and not engaging in a transaction when you welcome a tenant into your small home.

I was hoping to help OP rejigger to, effectively, Putnam’s more pragmatic view of this issue or, again, help them realize that the control they are looking for may not be there in this dynamic.

I’ve only had two sets of tenants so far, and the one that should have been good on paper was not so much, and the two 20-something women that I assumed came with a party risk were actually dream tenants. Turns out these kids want to be in NYC to go out and not to drink above mom and dad’s (now, our) bedroom all night. Good luck!

Putnamdenizen | 1 month ago

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Lol – no parties – right! I mean I guess they can look for someone quiet and even advertise for that. Renting inside one’s home is stressful and can feel quite intimate depending on the set up. Will a broker help? Maybe? Or maybe just finding a good platform to advertise, having an open house, meeting people, and seeing how it goes. We all learn by doing!

WrathOfGates | 1 month ago

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Maybe you’re right, but hard to look past his inability to relinquish control to an agency that obviously would have more experience in the matter than someone who is posting in a forum looking for advice.

That, and the no parties clause. I could never imagine telling any of my tenants, who willingly pay me a reasonable but substantial amount of money each year, that they weren’t allowed to celebrate a birthday or whatever.

Could you even imagine if they don’t recycle properly?

Putnamdenizen | 1 month ago

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This is a tough crowd! I read the poster’s concerns a bit differently – that they were trying to be protective against, physical, mental or financial damage to them or their house, not that they were vetting the potential tenant on personal characteristics. That said, one is allowed greater deference when renting out an apartment in a two-family owner occupied house. Unlike, say Seattle, where I believe an owner is mandated to rent to the first qualified, applicant, one is allowed to look for someone who is a good fit. As others have said, a broker might help you figure out the sweet spot between you feeling confident in the tenant and relevant non-discrimination laws. That said, I have never used a broker in the almost 25 years I have rented out an apartment. Never had a huge problem either renting the place or with the tenants I selected. My last rental to a stranger (10 years ago) was through a post in craigslist. I have asked a buddy who recently did an apartment search to find out what platforms are most used now. I will post another answer when she replies.

amt230 | 1 month ago

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I like to assume the poster wants to access information about potential tenants to use lawfully and not discriminatory, but the lawyer and landlord in me can’t resist to note that what you are proposing is already potentially unlawful, and you would be well-suited to work with a realtor who can alert you to these realities and help you navigate.

As just one example, you say “no…drug use.” You should say no ILLEGAL drug use, buy I am going to make a short leap and assume you mean that to include cannabis; however, provided it is not being smoked or vaped, what you propose is inconsistent with:

https://cannabis.ny.gov/landlords#:~:text=Real%20Property%20Actions%20and%20Proceedings,authority%20and%20enact%20eviction%20proceedings.

If you haven’t thought twice about tenants after reading these replies, you might after you follow that link and see they are permitted to GROW it in your house.

WrathOfGates | 1 month ago

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Another way I can translate this post is:

Looking for advice and guidance because I am very unfamiliar with landlord/tenant law. I don’t want to hire a broker who would have this knowledge because I am openly admitting to wanting to discriminate against candidates that have physical disabilities or mental health issues. Any suggestions on how I can do this without getting dragged into court?

amt230 | 1 month ago

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I have to agree with others, it doesn’t sound like you are ready to have tenants. A realtor will have far better resources and tools to vet candidates, and you should meet them to make your own assessment, but your post seems more about exerting control than finding the right tenant.

And your user name, “whistleblower”?! You must be fun at parties….

BobMarvin | 1 month ago

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I should further explain that:
1.. I think my former landlord’s visit was a good way to vet a prospective tenant
2. you should understand that it’s hard to avoid having some personal relationship with a tenant in an owner occupied two family
house.
3.. I can’t imagine many tenants accepting the draconian conditions tou propose.

ALSO I agree with the previous poster— DON’T rent the apartment. i’m very glad thatbwe have a single family house without tenants, however good they might be be.

BobMarvin | 1 month ago

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I haven’t lived in a rental apartment for >50 years, so take my advice with a grain of salt. When we wanted to move from one apartment to another in the South Slope our prospective landlords, who had a two family owner-occupied brownstone, asked to visit us. While there they asked to use the bathroom, which we later realized was a sort of inspection. I understand why, because their tenants would have to pass bybtheir open fromt parlor to get to the top floor apartment. . We passed muster and got along well for two years, becoming quite friendly. Our cat learned how to poop open the door of our apartment and often ended up sleeping with our landlords, to their delight and that of their cocker spaniel, who loved cats.

WrathOfGates | 1 month ago

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Owner of a townhouse with 2 rentals for the past 25 years and my best advice for you is not to rent the space. A tenant over the course of their occupancy is going to inevitably do something that upsets you – that’s just the reality. Your overly stringent qualifications only add to the certainty of this occurring. Nobody is going to pay upwards of $5k to live under your Draconian rule – especially with two young kids running around on the floor above and in the backyard of their living space. I can only imagine the code which those children must abide by.

A real estate agency has way more resources to vet a candidate than you do, unless you are in some sort of investigative profession. They also have a vested interest in protecting themselves from any potential liability. Honestly, with the new broker fee law and your ridiculous requirements, I doubt one would work with you unless you paid them a significant amount.

I understand screening a potential tenant based on their financials and references but how the
F@$% are you going to assess their physical and emotional wellbeing?

Will you put them through a Marine Corp style PFT while screaming at them and blowing a whistle? Strap them to a chair in a dark room and play a little Beethoven?

Lighten up Francis.