Ask MetaFilter questions tagged with lease

Roommate have right to renew lease and, if so, how to ask her to leave?

AlmondEyes — Tue, 07 May 2013 17:41:30 -0800

I live in a two-bedroom apt in Cambridge, MA. I have lived here since Sept '10 and current roommate ("CR") has lived here since Sept '12. The dynamic between CR and I is not so hot. I'm also just very much wanting to live alone and finally able to afford it. During a recent, difficult conversation with CR about apt stuff, I mentioned that I will be moving out in Sept (when our lease ends) to find my own 1-bedroom apt. In the same conversation, she told me that she will also move out in Sept. At first she said that she'd like to find an apt with laundry, but later in the day she clarified that she may actually move out of the Boston area altogether.

Since then (a few weeks ago), I have done some preliminary apt-searching and realize that 1-bedrooms apt are only marginally more expensive than my current well-priced 2-bedroom, which I LOVE. I called my landlord to ask if he and his wife would be receptive to my staying after Sept and keeping the whole place for myself. He said yes, that he would like that, though also asked what CR's plans are.

The idea of staying in my current home is my clear first choice. The common spaces are predominantly furnished with my things and, moreover, I consider it home. My next step, therefore, is to follow-up with CR to confirm that she plans to move out by Sept. I've been doomsaying about the possibility that CR has considered staying in the apt, too, and finding a new roommate since she learned/thinks I am moving.

I'd like to prepare for the follow-up conversation should it go like this:
Me: "Hi CR. Since we last talked about the apt and you mentioned your plan to move, I've actually reconsidered and decided that I'd like to stay and rent the whole place out for myself.
CR: "Oh wow, you know I've reconsidered, too, and would also like to stay and find a new roommate since you said you were leaving."
Me: HERE'S WHERE YOU COME IN...WHAT DO I SAY, MEFITES? Thinking something along the lines of, "well, I'd feel badly about asking you to move, but since I've been here longer would you consider it?" I think it goes without saying that we don't want to live together another year. I don't want to ask her permission ("would you consider it?"), but am not sure of my rights, and don't want to be a total asshole despite very anti-social behavior on her part throughout the year.

So, essentially, is it reasonable to pull rank? Also, my lease has a clause about Self-Renewal: "On or before July 1, 2013 and, if applicable, on or before July 1 of succeeding years, Lessors shall give written notice to lessee of any rent increase for the following year. This lease shall then be in effect for the next year at the indicated rent, unless prior to July 1, lessee(s) give written notice of intent to terminate."

Does this entitle her to renew the lease?

What are my options legally? How can I get this to work out to my advantage (specific phrasing for dreaded conversation much appreciated)? Should I ask my landlord to get involved if neither one of us wants to move out? Thank you!

Virginia Lease Question - Landlord threatening to withold deposit

seesom — Mon, 29 Apr 2013 13:21:55 -0800

Recently my toilet stopped working. I emailed my landlord to ask to send a plumber. The landlord suggested the I try to use a plunger and liquid plumber. I did both but was still unable to fix the problem. I told the landlord this in writing over email. A plumber was sent and fixed the problem. Now landlord is saying the I will have to pay this cost from the security deposit. Help? Should I be responsible for this charge? How should I proceed with my landlord? Thank you in advance.

Rent and eviction with roommates in California.

nuala — Tue, 16 Apr 2013 17:54:48 -0800

Renter A has a lease and takes on a roommate, who doesn't sign on to the lease and then doesn't pay their share of the rent. A wants them evicted but can't get them out on their own. What, in California, can the owner of the property do to evict the roommate, while leaving the initial renter? Does the owner have any recourse since the roommate isn't on the lease? There is no written agreement of any kind for the roommate, neither with the roommate or the owner. What is the simplest way of forcing the roommate to leave since they aren't paying?

Class A, B, C real estate?

thewalrus — Fri, 29 Mar 2013 21:59:08 -0800

Real estate filter: Is it considered in any way derogatory or impolite to refer to non-prime commercial office space as "Class B" or "Class C"? My question is: I am contracting for a firm that is exploring the costs of running underground fiber-optic cable to unserved buildings in a major north american city. These buildings currently have some form of Internet access via ADSL2+, multiple T1s, or occasionally DOCSIS2 where the local cable TV company also happens to have service into the building.

Pretty much all of the "Class A" premium office towers in the city in question have had fiber for 8 to 10 years. We are going after exclusively what seems to be defined as "class B / C" buildings.

In discussions with commercial realtors and property managers, are the following grading systems really applicable? Is it rude or inconsiderate to accidentally refer to a building as "Class C" when the owners may actually think it is a "B"? To me it seems like a weird classification system, and certainly if referring to a manufactured product or other thing as "grade B" or "grade C" it is describing something that is noticeably substandard... For example an eBay "cosmetic grade C" refurbished laptop that is covered in scratches. Or a "B-grade" movie.

for reference:

link one.

link two.

link three.

Quoting wikipedia:

The Building Owners and Managers Association (BOMA) classifies office space into three categories: Class A, Class B, and Class C.[4] According to BOMA, Class A office buildings have the "most prestigious buildings competing for premier office users with rents above average for the area." BOMA states that Class A facilities have "high quality standard finishes, state of the art systems, exceptional accessibility and a definite market presence." BOMA describes Class B office buildings as those that compete "for a wide range of users with rents in the average range for the area." BOMA states that Class B buildings have "adequate systems" and finishes that "are fair to good for the area," but that the buildings do not compete with Class A buildings for the same prices. According to BOMA Class C buildings are aimed towards "tenants requiring functional space at rents below the average for the area."[5] The lack of specifics allows considerable room for "fudging" the boundaries of the categories.

Apartment Lease buyout AND rent for all the months?

theobserver — Fri, 22 Mar 2013 20:46:06 -0800

Can a rental property charge us Lease buyout AND rent for all the months? Hi

I wouldn't have thought I would ever ask this question, but here it is. We moved to Denver, CO a few years ago and have been staying here since then.

Our yearly lease is ending and the new lease agreement has something we feel is not fair. The lease agreement states on the first page that the lease buyout is $1500. Another section in the next page talks about a premium charge and 60 days written notice prior to moving out. Another "Early vacate" clause on page 4 in tiny font states that in case we leave early, we would have to give 60-days notice AND pay lease buyout charges of $1500 (+premium charges) AND also pay rent for all the months left in the lease. We have tried to negotiate in good faith, but the rude manager tells us that the lease agreement cannot be changed for one tenant and the only choice we have is either to "sign it or move"

The problem is that due to a possible career change, we might have to vacate early. the other problem is that even for a month-to-month lease, they are asking us for 60-days notice or rent in lieu of the remaining days. (The month-to-month also has a $200 additional fee on top of the market rent).

Are there any options for us? YANMYL, no legal advice is assumed, but any helpful advice on renter rights or other recommendations welcome.

Note: Apart from this one issue, we don't have any other complaints - good neighborhood, great school for the kids etc

What Are Your Rights When a Landlord Wants to Break a Lease?

forkisbetter — Mon, 11 Mar 2013 09:56:25 -0800

Asking for a couple of friends living in Washington, D.C. They signed a lease and put down security deposits to rent a two-bedroom condo with move in on Saturday. The guy just called them and said that he's changed his mind, and he doesn't want to rent the place anymore and he is currently living there. What can they do about it since they haven't actually moved in yet? **All responses assume that You Are Not My Attorney and your advice is not representative legal advice**

I've already tried looking around on the DC tenant's website, but I haven't yet found anything about what you do when it's the landlord rather than the tenant who wants to pre-maturely break the lease.

-Can the landlord even do this? He threatened to lawyer up, but not sure what claim he could possibly have.

-Is it even worth it to go through legal trouble if he is willing to pay back full deposits as well as whatever costs they've incurred? I feel like the landlord has already shown himself to be pretty nutty, and I would be very hesitant to move in at this point myself.

-The dude has their deposits, so unless he gives them back expediently they won't be able to fork out for a new place. Would getting their deposits back from the guy do anything to void their lease/claim to incurred expenses from the landlord?

-The guy is still currently living there, so what to do about that if he doesn't want to move out? Could he be evicted?

Suggestions for getting security deposit returned.

tillei — Sat, 02 Mar 2013 20:39:30 -0800

Need help figuring out the next step in my quest to get my deposit and pro-rated rent back from my landlord. Difficulty - I am now living out of state. I gave 30 days notice to my landlord last December.
I was out of the home with the 30 day period, but the landlord and his agent postponed the walk-through three times. By the time they could come to the house, I was in another state. Luckily, my BF was able to meet with the agent to do the walk-through a week after I left (still w/i the 30 day period).

This was mid-January and I have yet to receive my deposits and my pro-rated rent from January (I paid the whole month, but left mid-month), for a grand total of $2300 and change.
I have sent two emails, with a detailed breakdown of the deposits, and a copy of the lease agreement. I have a letter ready to send out certified mail on Monday, with said details and a reminder of the rental law in the State of California.
The time limit on when they need to inform me about any damages for which they might be withholding a portion of the deposit passed long ago.

So, what should I do next (assuming I get no response to the letter)?
Lawyer, mediation, arbitration? Small claims court?
My biggest worry is the fact that I am no longer living in California, and it would be difficult money- and time-wise to get time off if I needed to be present in California for any of the proffered solutions.
I hope this makes sense, feel free to ask for clarification on the timeline/details.
If it helps, I lived there for 4 years.
Thanks!

Help figuring out whose in the right about a prorate move out date

lpcxa0 — Wed, 27 Feb 2013 18:16:13 -0800

Moving out this weekend, management company wants to charge me until new tenet moves in - whose in the right? I'm currently living in Minnesota, Minneapolis area. An apartment I had rented is set to end in March, however I gave permission to show and rent to a new tenet with a move in date of ASAP. My management company called today and stated that a new lease was set to begin 3/11 however the company is requesting that I be out by 3/3 to allow for their needed repairs and to flip the apartment. I also set the official move out walkthrough for 3/3, however the management company is stating that first, the prorate March rent will not be issued until the end of April and more importantly, that they are going to charge me rent until 3/10 (I give up all access to my apartment and the building after the walkthrough on 3/3) which I'm not sure if this is legal.

What are my rights in this situation? I've read through my state's tenet laws but wasn't able to find anything related to this.

How to ask my roommate if I can break the lease before it ends?

AlmondEyes — Tue, 12 Feb 2013 17:37:15 -0800

I live in Cambridge, MA and share a two-bedroom apt with one roommate. We are women in our early 30's. I've been in the home for 2.5 years, with a different roommate each year. I loved my first two roommates. I invited my current roommate to move in this past Sept (met her through Craig's List) and we're a good fit. I have a sudden, burning urge to move into my own (1 bedroom) apt. Do I ask her permission, or just tell her I'm moving? There was one precipitating incident/conflict that happened about a month ago and we talked it through. It is still stuck in my craw, however. Moreover, it just symbolically brought my interest in living alone to a head and - as I recently paid of my student loans - I can finally afford to.

My lease ends in at the end of August, but that seems a a long time to wait. I can just sense the freedom of living alone and don't want to feel constrained for six months more. My landlords like me and would be OK with my breaking the lease, I think, so long as my roommate agreed and found someone new.

How do I frame this conversation with my roommate? I'm inclined to say ~ "I have wanted to live alone for a long time [true] and, when I recently paid off my student loans, realized it's now financially feasible. I've started to look at apts. Though we didn't discuss the possibility of one of us moving mid-lease when you moved in, I'd like to hear your thoughts on it now...do you want to take a few days to think on it?"

The apt is very desirable and I'm confident she could fine someone to fill my room (though far fewer people will be looking now as compared to Sept 1), plus she could rule the roost once I left. I would offer to screen potential roommates. If I tell her now, I'd propose an April 1 move-out date. Giving a month's notice is standard practice around here, though we never discussed the terms when she moved in and I assume she was not expecting I move out mid-lease for a reason that's within my control, like this one.

From your perspective, is this a reasonable request? Do I ask her permission or just tell her it's happening? I'm nervous she could look for a new roommate, but tell me I'm stuck with the lease beyond April if she doesn't find anyone she likes within the ~6-weeks notice I give her. There are vulnerabilities here, of course, like creating more awkwardness if I don't end up moving until Sept.

Getting added to a rent controlled lease in SF

Dr. Eigenvariable — Sat, 02 Feb 2013 14:47:43 -0800

I've been living in my rent controlled apartment in San Francisco for about 10 months, and would like to be added to the lease (currently, only one of the three of us is on the lease, and she may be moving out soon). Is there anything I need to know before asking the company we rent from whether I can be added? My fear is that they'd use this as an excuse to void the old lease and increase the rent more than what would be normally allowed under rent control. Are my fears justified?

What to expect when returning a leased car?

miaou — Wed, 23 Jan 2013 10:27:43 -0800

We lease a Honda and the lease is ending on February 27. This is our first time leasing and we are nervous about the end-of-lease vehicle inspection. Should we expect to have to pay? The car has lower-than-average mileage (28,000 over 3 years) and we have scrupulously changed the oil on schedule and installed 4 new tires about 10 months ago. There are a couple barely-noticeable scratches in the finish on the driver's side rear quarterpanel. We have never had the brakes changed. Should we expect to be charged for any of these things (or any other things we haven't considered), and if so will the charges be higher than if we addressed them ourselves prior to turning in the car? We don't have a regular mechanic but we are due for a state (PA) inspection before the end of this month, so if it passes that, would it likely also pass a dealer inspection, at least from the mechanical side? Any info about end-of-lease vehicle inspections, and specifically Honda, would be much appreciated!

I'm leaving, but what do we do about the lease?

QuantumMeruit — Wed, 12 Dec 2012 08:14:49 -0800

BadRoommateFilter: Last night, I came home to my roommate ranting about a dirty kitchen. The rant culminated with him throwing a jar candle at the window, at which point I left. There's broken glass on the kitchen floor still, this morning. I'm seeking new housing, but what to do about the rent for the remainder of the lease term? My roommate clearly has anger-management issues. The rant involved anger at me for not cleaning up the kitchen, and when I pointed out that he had left many messes in the kitchen, his response was, "You know what I think of that argument?" And then he threw the glass jar.

Bottom line, I no longer feel safe in the apartment, and I spent this morning actively looking for other housing options. I feel mad at myself that I can't get over this and that I'll pretty much have to eat my share of the rent until our lease is up.

We are both on the lease and I understand I have joint and several liability for rent. So if I simply stop paying rent and my roommate defaults, I'm screwed even more. Other than paying my half of the rent as it comes due, can you think of any other options for mitigating my obligations?

SuperSpecialSnowflakeDetails: Roommate is my brother-in-law. My wife, his sister, fully supports my move-out. And , many years ago I co-signed his student loans. Sending him into financial ruin or default will really screw me above and beyond my share of the rent for the remainder of the lease term.

I am not looking for legal advice and I agree that nothing posted here will form an attorney-client relationship.

Do we need a lease?

baby beluga — Tue, 11 Dec 2012 12:39:56 -0800

Landlord doesn't require a lease or a security deposit. Should I be concerned? We found a new apartment. The landlord lives in another unit in the building. He has apparently been doing this for 25+ years and is consequently very laid-back. He does month-to-month rentals with no security deposit. Great for us, but I'm also concerned that we could end up getting screwed somewhere down the line.

What are the possible repercussions of going into this without a formal lease? The landlord said we could find a lease on the internet and sign that if we want. Good idea, or unnecessary? My partner thinks I'm worrying about this too much.

Somebody wants to put something on your roof: You say...

thewalrus — Fri, 02 Nov 2012 14:26:16 -0800

Commercial landlords/property management: You are approached by a solar power company or a wireless telecom company that wants to lease space on your roof. Can you list in order of importance (to you and your firm) the issues that you want to be fully informed about and cover point by point in negotiations and any potential lease? I'd like to get some feedback from the point of view of a person that owns/manages a building and does not have any existing business relationships with wireless telecom companies or other potential tenants of commercial rooftops. What do you care about most? What questions do you have for a potential tenant? How are you concerned about balancing a minimum of disruption for tenants with the potential rent earned from a rooftop site?

Where do you draw the line between aesthetic considerations versus the monthly rental rate?

What kind of liability insurance do you want potential tenants to carry?

Roommate's GF has effectively moved in... what to do?

symbollocks — Tue, 16 Oct 2012 14:05:53 -0800

At what point is a roommate's SO effectively considered "moved in"? And how do you deal with that? I (24m) live in a two bedroom apartment with my wife (20f) and a friend of mine (23m).

About 4 months ago he has begun dating a girl (27f). Since about 2 months ago she has been spending the night at the apartment nearly every single night. They tend to stay up late, going to bed around 1-3 in the morning. My wife and I go to bed during the weekdays around 10-11pm for work/school. They're not terribly loud, to me, but they sometimes keep my wife up for an hour or two once we've hit the sack (talking, laughing, opening/closing doors, cooking, etc.)

Right now we split the rent ($700) between us so that he pays $300 and we pay $400. I work full time, as does my friend. My wife takes a heavy courseload at school so she doesn't work most of the year. His girlfriend works 2 jobs (as a therapist and part time waitress.)

Me and my wife don't feel comfortable with her being around so much without at least moving in and helping out with the rent. Although my wife would prefer that she not move in period and just spend more time at her own place (partially because of the noise issue, partially because his girlfriend is basically a stranger to us.) If she moved in I feel it would be somewhat inequitable (because they both work) even if we split the rent evenly between us couples, so there's that too.

I'm not exactly sure how to handle this situation and would appreciate advice or personal experiences to gain some insight on what to do.

What did you wish you'd known before renting a particular apartment?

corey flood — Sat, 13 Oct 2012 09:38:44 -0800

When checking out potential new apartments, what problems do you wish you hadn't overlooked? Obviously, some things can be fixed or improved, but what immutable issues would you ask about or look for before renting? I have obvious ones covered: water damage, pests, electrical outlets, water pressure, condition of appliances and fixtures, condition of floors, etc. Example: a friend once lived in an apartment next to the laundry room and was conscious of the noise/heat/smell/foot traffic. Now he checks the location of the laundry facilities before signing a lease.

In other words, what non-obvious information about your apartment do you wish you'd had before moving in?

Should I continue this fight with my landlord?

cristinacristinacristina — Tue, 09 Oct 2012 20:04:10 -0800

Towards the end of September, I realized that the property management company did not cash my rent check. I called the company and asked if they had received it, to which they said they had not. I feared it lost in the mail, so I called my bank to ask how much it would cost to cancel a check, which is $15. Trying to save myself some money, I went down to the office to talk to the property management company in person. The surly man at the front desk informed me that my rent was overdue, that I should cancel the lost check and write a new one. I explained to him I didn't want to have to pay for it, and could he take a new check to cover my rent and not cash the old one if it arrived? I had brought with me a letter I had written which very clearly stated the problem with my rent not being paid on time and the costs associated with cancelling a check. I detailed which check # was lost in the mail, which was the new check # and to please DO NOT CASH the lost check if it showed up. He said he would give it to the rent manager. Fast forward to a week later when both checks have been cashed. It was so much money that my account went negative and now I've been charged a bunch of fees by my credit union! Should I fight my landlord to get them to pay for these fees? I know, I know. I should have just bit the bullet and paid the $15 to cancel the check. I've been kicking myself for days now about that. Now I'm out over $200 in fees, and after some negotiating with my credit union they waived a few of them. It's still a lot of money to me and I am FURIOUS at the property management company for cashing that lost check. It's two months of rent out of my account! I called the office and spoke to the man that I had originally left the letter with about my lost check. I explained what happened with the account going negative and he said that it's not their fault, I should have cancelled the check. I asked him what happened with him giving the letter to the rent manager? He said that does nothing and repeated that I should have cancelled the check. I pressed him and ask if I can I talk to her? He responded, "No she's not here anymore. She left. She's retired." In the span of two days, really?? I got irate, told him I was trying to work with him but he was making it impossible and can I speak to a manager? He said "No" and hung up on me! He did not pick up the phone for the rest of the day.

Over the years I've come across a lot of other problems with this management company (not responding to requests for repairs, no heat/hot water issues, inability to provide proper lease paperwork in a timely manner, inability to pay rent in any way other than mailing a check, etc.) but being unable to reach anyone is one of the biggest. I have sent emails and left voicemails, both of which go unanswered. The only way I get through to them at all is if I go there in person (and the only person I can see is the surly man who at this point knows and hates me) or call repeatedly all day long until someone picks up (usually the surly man). All of these are very thick brick walls. I've gotten very furious, and am now very exhausted. My question is this - do I continue to fight? Do I have any recourse at all? Part of me wants to keep fighting just because they give me no room to discuss or deal with problems at all, and that boils my blood more than anything. I feel like at this point they are just deleting any voicemails or emails that I send. A friend suggested deducting the fees from my rent next month, writing another letter stating the cost of their mistake and providing a bank statement highlighting the charges that came from not following through on what they said they would do. I guess I could do this, but I have a feeling they will disregard the letter, roll the unpaid amount into next month's bill and keep rolling it forward until I pay it or until I move out - and deduct it from my deposit. I've been here for years and want to keep living here. Could not paying the full amount stir up trouble? (I live in NYC.)

Or should I just consider this a very expensive and depressing lesson learned about this horrible company, try to prevent myself from putting a bag of flaming poo on their front steps, and move on with my life?

Is leasing a Chevy Volt a great deal?

evilelf — Wed, 26 Sep 2012 11:23:07 -0800

Is leasing a Chevy Volt a great deal? I would not normally consider leasing a car, really just never seemed right for me. I tend to purchase used vehicles and hang on to them for as long as possible. However, I find myself in need of a replacement for my current daily driver. Local dealers are offering leases at $129/mo. for 36 months on Chevy Volts (with about 4K down and limited to 10K miles a year). I would normally consider this vehicle but it seems like a good deal and a great chance to try out the technology. Would be using primarily for commuting and local family travel. Would appreciate opinions as well as first hand experiences with the car.

Do we have a right to break our lease?

ohsnapdragon — Sat, 22 Sep 2012 12:56:35 -0800

We want out of our apartment. What is the best tactic to take? My wife and I have lived in our apartment in Atlanta, GA for almost two years. (Our second, year long lease is up Dec 31.) At this point it seems very unlivable to us.

Major problems:
-Cockroach infestation that is almost unbelievable. We have had their contracted exterminator out to spray 3 times (free) and bought every roach product known to man, practically, at our own expense. I am sure the whole building is infested - I see them walking in from outside/the hallway. (It is an old building and there are big cracks around the doors, under the cabinets, etc.) They are everywhere - even crawling around on the floor, walls, etc in daylight hours. When you flick on the kitchen light at night it is like a horror story. (And yes, we keep the sink/counters free of dirty dishes, food out, etc.)
-No working oven. (The stovetop works - or, 3 of the 4 burners do.) The one we had broke months ago (early May.) The first time we asked maintenace for help - no response. The second time - someone came out, confirmed it was broken, said it would be replaced. It wasn't. The third and fourth time - no response. (We put in requests about once a month.)

Minor problems:
-shower clogs constantly, we buy Drano to fix it.
-the bathroom floor used to be tile and is collapsing, they "repaired" it by putting in some plywood and putting a cheap linoleum over it that is hideous and already ripping.
-people frequently park in our (private) parking lot leaving us with no space or a far away space.
-the electrical outlets in the kitchen are broken (save 1) and there are none in the bathroom.

We have other issues too with the apartment but they are just personal things (like hating the old, dirty carpet, annoying neighbor, 1.5 square feet of counter space in the kitchen, etc,) so I'm not mentally including them.

We would like to leave ASAP. We looked in our lease, but don't understand it (I'd be happy to email it to someone more knowledgeable.) It possibly calls for 1 months rent when breaking the lease, but I'm not sure.

We are calling them on Monday, but I want to be armed with information. I'd be happy to pay 1 month's rent to just be done with it, but I don't want to pay more. Pretend that when I call them they say we must pay 2 or 3 months - then what do I do?

Are any of these "offenses" breaking tenant's rights in Georgia, or do they legally justify the breaking of a lease? If our living conditions are not actually illegal, does it seem likely they'd let us out anyway to avoid bad publicity or do landlords not really care about that kind of thing? Should I pursue that angle, or just play nice and say we're moving out of state or something and beg for mercy? Does anyone have experience getting out of a lease?

I'd like to do this with as little bother as possible, but of course I have to weigh finances as well and paying the last 3 months concurrently with a new apartment is really a last resort.

*Despite how it sounds on paper, our apartment is not in a slum and they are not slumlords. It's actually in a very nice neighborhood near tourist attractions surrounded by expensive condos, townhouses, and some other apartments. The management company owns several properties in various areas of Atlanta and have always been lackluster in communication, even when we were trying to move in. (Lesson learned.)

Thanks for any advice.

Do I save by moving into my apartment in the winter rather than the summer?

lunchbox — Thu, 20 Sep 2012 16:05:13 -0800

Apartment lease economics: I'm planning to move to a new apartment. I'm considering waiting until winter to move in, because leases are cheaper in the off season. But will my rate just go up when it's time to renew a year later? In my city, apartment prices are seasonal: they peak in the summer & early fall because of high demand, and then in the winter, they drop since not as many people want to move in, and landlords don't want vacancies. So, instead of moving into my new apartment now, I'm thinking of waiting until the winter, when I'll be able to score a cheaper lease.

For example, if I get an apartment in September, I might get offered an annual lease at $1400/month, but if I wait until December, that could drop to $1300/month, yielding a $1200 savings over 12 months.

That part is straightforward to me. But it seems the savings might actually extend beyond the first year, because landlords are telling me that my lease price for the second year is based on market prices at the time of renewal.

Assuming I'm on an annual cycle, it seems like it would be extremely advantageous to start my initial lease during the winter, because every time my annual renewal comes around, it'll be off season again, and I'll once again reap the benefits.

Continuing the example above, this would be like the following (for the sake of simplicity, assume everything stays constant from year to year):

December 2012: $1300/mo
December 2013: $1300/mo
December 2014: $1300/mo

versus:

Sept 2012: $1400/mo
Sept 2013: $1400/mo
Sept 2014: $1400/mo

Am I correct in perceiving a long-term advantage to moving in the winter?

Movin' On In

Urban Winter — Tue, 18 Sep 2012 08:47:18 -0800

Moving in with two roommates - one friend, and one other guy the two of us just met. What haven't I thought of, and what should I be prepared to deal with? Long list of stuff inside. The new guy (I'll call him James) is 20, I'm 22, and my friend (I'll call him Tim) is 24. James works full time and will be going to school next semester (and reducing his hours a little to do so). I work and go to school. Tim works and is on his way out of grad school.

We met James the other night for coffee, and got along pretty well. Tim is very quiet, so it was mostly me and James talking, and both of us checking in with Tim to make sure he was on board with what we were saying. (It should be noted that, while Tim is quiet, he will give an honest opinion if prompted, and I've tried to get in the habit of prompting frequently for this purpose.)

We agreed that the electric bill should be in my or James' name, since we both have good credit. We'll be splitting everything three ways evenly (which I'll have in writing, of course). We'll keep the place cool through the winter to cut down on utility bills, watch ourselves and each other to remember to unplug things when we're done using them, etc. We're going to set up a group grocery "fund," and anything that only one of us wants they can buy themselves (like soda, for example, which neither James nor I drink). Cleaning will be up to the individual in their own room, and the common areas are to be kept free of junk (mostly; study materials lying around is to be expected, but generally the rule is "pick up your shit"). Cleaning we're going to figure out more specifically later, but James and I already agreed that I would do dishes if he'd clean the bathroom.

Privacy: If the door's closed, don't go in. If you need something, knock, and if there's no answer, too bad. Bathroom privacy: whomever is in there, leave them alone until they're done. We'll compare schedules for morning getting-ready time when we see what we've got to work with (I can brush my teeth at the kitchen sink while someone else showers, for example). We agreed to keep each other abreast of busy times and to be quiet when others are sleeping, to respect study times, etc. None of us plan on playing loud music in general, but if we want to, or want to turn up the volume on a movie or video game we'll check first.

What do I need to know about having alcohol in an apartment where one person isn't yet legal? None of us are partiers. We agreed that if we're thinking of bringing a friend or friends over, we'll ask first (or if we know we don't want anyone over on a given night, tell the other two beforehand). We haven't discussed overnight stays yet, but I plan on bringing it up and keeping a "couple nights a week or she helps pay rent" policy if that's agreeable with the others. None of us smoke, but the policy for friends who do is that they can take it outside. I was very clear that I don't want to smell any smoke, so closing windows, making friends walk away a little, etc has already been discussed. I am a hard-ass about this, and have told James this (Tim already knows).

I have a cat. I will handle the litter box, but will ask the others if they are okay with taking care of it if I am away for a night. Same for if she pukes anywhere. I will also vaccuum a little extra to compensate for the hair. I have made it very clear that she is an indoor cat, and will be mentioning that she likes to bolt, and thus the door/windows should never be left open (without a screen, of course).

We'll all be making sure to lock doors, windows, etc. I was thinking of either requesting that the landlord change the locks immediately when we move in, or doing it ourselves and handing a spare key to the landlord. Too much? I've heard horror stories of landlords who just use the same 3-4 locks all the time, or who give out keys to the wrong apartment. What's the right level of caution here?

I am bringing most (possibly all) of the furniture. Tim is bringing some cookware. I may be bringing dishes (James doesn't own much that could be considered apartment furnishing). We agreed that if we need anything else we'll go three ways on it, and when we move out/split up the person who gets it will buy the others out. If anyone spills/breaks/damages anything, we agreed that they'll pay for it to be repaired. What if something is broken irreprably? I don't honestly see it being a potential problem, but let's say worst case scenario here. Or what if a friend breaks something? The odd glass or plate doesn't count; everybody drops things.

I feel pretty prepared overall, but I'd still like to make sure everything is squared away. What should I have in a written agreement, and what can be verbal? What am I not thinking of?

Oh, and what would be the best way to pay rent? I'm thinking either each of us contributing cash to a "rent envelope" or two people giving cash to the third, who then writes a check to the landlord. Good idea? Bad idea? Alternatives?

Apartment hunting with a mold allergy (Chicago)

randomname25 — Sun, 16 Sep 2012 11:03:54 -0800

I have a rather serious mold allergy. How should I go about finding a mold-free (or almost mold-free) apartment in Chicago? My allergy is bad enough that levels of mold that might be tolerable to other people make me cough, sneeze, wheeze, get itchy eyes, itchy throat, etc. after 30-60 minutes. Unfortunately, this is not so immediate that I can just detect whether a place is livable from a 10 minute viewing.

I suspect that telling prospective landlords about my allergy in initial Craigslist emails may be scaring them off/making them believe I'm a pain in the ass, even if the advertised apartment doesn't have any mold issues. Should I wait for a phone call? Or maybe the actual viewing, because they've already invested some time, and it's harder to lie to someone if you're looking them in the eye? (Man, these mental games...)

Everywhere I've ever lived has had air conditioning, with the exception of my college dorms (but for some reason they were all fine). Is A/C something I need to make essential in my search? (I'd rather not, but I guess that's life.) Should I be searching for newer buildings, and if so, how? Craigslist postings almost never list the age of the building.

If it matters, I'm looking to live on the North side of Chicago, along the red line (or brown or blue). Before I realized this truly is a dealbreaker, I was mostly looking at places in the $550-$700 range in Rogers Park, Edgewater, and comparable nearby neighborhoods. Is that budget unrealistic if you really can't deal with mold? $850 is my ABSOLUTE max including heat, and I'd really rather not pay that much. But maybe that's unavoidable? Are there other neighborhoods I should consider? Keep in mind that I'm female and small so safety's a major concern.

Finally: would using any of these apartment services be a reasonable solution?

For those of you who saw my previous question, yes, the apartment had hidden mold, but luckily the manager let me out of the lease.

I suspect there is hidden mold in my new apartment. What now?

randomname25 — Fri, 31 Aug 2012 18:10:42 -0800

I suspect there is hidden mold in my new apartment. How do I know for sure, and what do I do to remove it/get the manager to remove it? I'm allergic so letting it be is not an option. I just leased an apartment. It looked fine when I saw it except for some mold in the bathroom. The building manager agreed that this was unacceptable and agreed to "paint" before I moved in. I was an idiot and I guess I just assumed this meant that he get the mold removed and then have it painted.

In any case, I think there's probably painted-over mold in other places, because after 15 minutes in the place I start sneezing like crazy and my throat itches. Or maybe it's under the carpet. I have barely moved any stuff in at all at this point and my lease formally kicks in tomorrow.

If the problem's really bad, I assume the carpet will need to be removed and/or the walls will need to be stripped. If it's not, maybe just wiping stuff down with Lysol or vinegar and/or steam-cleaning the carpet would work. But how do I assess the problem, or determine if it's actually another allergen that's bugging me?

And is this the landlord's responsibility? I signed off on the apartment as being OK aside from the bathroom being "unpainted" because I wasn't in there long enough seeing it for my allergic reaction to kick in. What are my next steps?

Kind of maybe moving, Mr. Landlord

Anonymous — Fri, 24 Aug 2012 20:05:36 -0800

Job opportunity has quickly come up in new city, but nothing settled. Would have to be there October 1 though, what do I tell landlord? An out of the blue, but dream job opportunity has come up for me. I've had a phone interview, which went fantasticly, and waiting for the in-person (boss on vacation for the next week), with what would be an October 1 start date. Catch of course is that the job's in New York and I'm in Chicago. And the second part is that I don't actually have the job yet, although (knock on wood) things seem really positive at the moment.

My lease is up at the end of August, with the understanding last year that after the first year, it'd be month to month. I wasn't planning on leaving the city, so hadn't really brought up a new lease with the landlord, was just going to keep paying every month. Last year, he said that he would need 45 days once I was month-to-month.

So my question is, my plans are certainly not set (and probably won't be until mid-September) with this new job, so there's a bit of limbo, but is the right thing to do in regards to my housing situation, that would be fair to my landlord?

Does maintain premises in good repair mean I need to fix the washer?

adorap0621 — Tue, 21 Aug 2012 15:28:09 -0800

Washer broke and we think it's the motor. Landlord said it's old and it's on us to repair if we want but she wouldn't be surprised if the machine's time was just up and she wasn't going to replace it (nor ding us on our security deposit if we moved out and it was still broken). I don't agree that we should just deal with it. How would you, as a normal human who has rented places before, interpret the relevant section of the lease (inside) and take this up with her? Landlady isn't local but overall, she's very responsive and we get along ok. I think she appreciates she can trust my husband and myself to keep the place maintained and do little fix-its efficiently (cleaning out traps, plumbers tape for minor leaks, occasionally clearing debris off the roof so no damage occurs).

However, I have no knowledge of machine repair. The landlady, when told of the issue, said the was expecting the machine to die soon because she bought it used and that the lease says the machine is as-is and doesn't have to be replaced or repaired. She said that we could elect to have it repaired at our own cost but that wouldn't make the machine ours but that otherwise, she wouldn't be doing anything and told us the nicest laundromats in town. I don't think I should have to pay for the repairperson without reimbursement (assuming the issue was not due to negligence) just to get the place back to where it was when we signed the lease.

Husband and I scoured the lease and we don't see what she is seeing at all. I emailed her asking for the specific section (still waiting on reply) but the only time the machine is listed is here: Tenant will, at his or her own expense, maintain the premise in good repair and in a clean and sanitary manner including all equipment, appliances... Not limited to ...(and it lists things like cleaning out the lint trap - nothing out of the norm) . The only other time appliances are mentioned is in the check in/check out list and it says it's clean and functioning. I really think the issue is whether "maintain the premise in good repair" means we need to repair it or whether we're just responsible for normal upkeep (clearly I think the later). And before it's said, 3 of my dear friends are local lawyers but before we take that leap, I'd like the opinion of other folks - am I off base in my expectations? - and ideas/compromises that will help us avoid lawyers. (Money is an issue right now - husband and I can't just let her take out the broken one and buy a new one that we will then move with us. That is WAY out of budget.)

We're in Montana so I went to check the MT laws and they aren't adding much more to my understanding. I found the sections below that pertain.:

70-24-303. Landlord to maintain premises ... (1) A landlord:

(e) shall maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, supplied or required to be supplied by the landlord;

(3) A landlord and tenant of a one-, two-, or three-family residence may agree in writing that the tenant perform the landlord's duties specified in subsections (1)(f) and (1)(g) [1f and 1g aren't relevant to the washer] and specified repairs, maintenance tasks, alteration, and remodeling but only if the transaction is entered into in good faith and not for the purpose of evading the obligations of the landlord.

70-24-321. Tenant to maintain dwelling unit. (1) A tenant shall:
(d) keep all plumbing fixtures in the dwelling unit or used by the tenant as clean as their condition permits;

(e) use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, in the premises;