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2 things you need to qualify for a New York City apartment

June 2nd, 2023

Apartment hunting in New York is no easy task. With high rents, and a competitive rental market, securing and qualifying for an apartment may seem impossible. New and old New Yorkers alike can struggle to keep up with all the changing requirements. At openigloo, we receive tons of questions about the NYC application process. Such as; What is the 40x rule? Do you really need US credit to get an apartment? Can I use my parents as guarantors if they don’t live in the US? What if I’m a student and don’t have credit or income – how can I get an apartment!?

NYC rental application checklist

One way to make the whole process a little easier is to know exactly what landlords are looking for, so you don’t waste time applying to spaces where you’ll be rejected. Here are 2 things every NYC renter needs to qualify for an apartment:

1. 40x the rent and proof of income!

NYC landlords want to see that you make 40x the rent. That means, if the apartment you’re considering is $2,000, your gross household annual income needs to be $80,000 ($2,000 x 40 = $80,000). If you’re applying with other people, your combined total household income needs to be 40x the rent. So before you start hunting, take the income you’re working with, divide it by 40 and that’s the rent you can “afford” in NYC. And of course, landlords are going to want to see straightforward proof of income; tax returns, pay stubs, bank statements etc.

2. 700+ credit score.

NYC landlords want to see that you have high credit – typically 700 and above. Qualifying for an apartment with low credit will be very challenging. If you’re on the cusp of 700, do what you can ahead of time to try and boost your score. Some credit bureaus allow you to submit things like your cell phone bill history or utility payment history. These things are not always included on your report, but can help boost your score if you make timely payments.

Obviously there are a million situations where a renter may not meet the two requirements listed above. You may be tempted to apply anyways, and hope to explain your situation to the broker or landlord. For example; “I have a lot of savings, I’m just in between jobs right now”, or “I’m a student, so I don’t have any credit history. But I just graduated and will be starting a new job in a few months”. Or, “I just moved to the US and don’t have credit, but I have a great job”. Or, “I am self-employed, so all my income is technically registered under my company”.

Let us save you the heartache – even the most logical explanation may not get you the apartment. The holy grail of getting an apartment if you don’t meet the requirements in a straightforward and provable way is to have a guarantor. Period.

What is a guarantor and how do I get one?

A guarantor is essentially someone who is going to guarantee your lease. It gives comfort to the landlord, that if you stop paying your rent, they can go to your guarantor. In New York City, guarantors need to be US residents (ideally tri-state residents), make 80x the rent, and have very high credit (800+). If you don’t know anyone that can guarantee a lease for you, there are third-party insurance providers that can guarantee. You pay them, and they guarantee the lease.

If you’re apartment-hunting, be sure to check out available openigloo listings. We’ll tell you ahead of time which apartments you qualify for so you can save some time and stress. Get started here.

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New York Lease Renewals May 2023

May 12th, 2023

Rent Increases on Lease Renewals Continue to Cool

In May 2023, rent increases on lease renewals for market-rate apartments in NYC cooled off to 4.9% compared to 17% a year before and 6.8% in April 2023. After a year of mostly double-digit increases, renters got some reprieve as landlords handed out sub-5% rent increases in the majority of cases. Notably, rent increases on lease renewals for apartments priced less than $2500 received the largest increases – around 8%. But why are rent prices on renewals cooling as the summer rental season heats up? Perhaps it’s indicative that rents have finally reached their top and landlord’s feel there isn’t the same upside to put units back on the market.

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New York City Lease Renewals

May 2023 Apr 2023 Mar 2023 Feb 2023 Jan 2023 May 2022
Average Lease
Renewal Change (%) 4.9% 6.8% 10.8% 10.2% 8.1% 17.5%

May Renewal Breakdown By Increase

78% of lease renewals in May were between 0-4%.

May 2022-May 2023 Renewal Change (Manhattan, Brooklyn, Queens)

Rent increases on renewals continue to drop below previous year levels. May saw another reprieve in rent increases from the first few months of 2023.

Read report for June 2023
Pet Rules in NYC: What Renters Need to Know About Pet Fees, Deposits + More

May 12th, 2023

Are you a pet owner renting in NYC? If so, you may have some questions about apartment hunting with a furry friend.

First things first; landlords ARE allowed to prohibit pets in their buildings, unless they are certified medical or emotional support animals. If you are apartment hunting with a service animal, be sure to have all your documentation in order for your rental application! Legally, landlords cannot discriminate against you if you have a service animal. But what are the rules for non-certified pets? It really depends on the landlord and building. Here are a few things you need to know.

Can landlords charge a pet-fee?

A pet fee is a one-time fee that landlords charge to tenants with pets to cover any damages the pet may cause to the apartment. In NYC, pet fees are legal, but they cannot be more than one month’s rent.

Can a landlord ask for a “pet-deposit”?

A pet deposit is a refundable deposit that landlords charge to tenants with pets to cover any damages the pet may cause to the apartment. In NYC, pet deposits are NOT legal because the maximum deposit landlords can ask for is 1 month’s rent. Instead, landlords can require tenants with pets to pay a non-refundable pet fee.

Read about NYC security deposits

Do all buildings require a pet-fee?

No. In fact, the majority of buildings in NYC are pet-friendly and fees are not very common. Many new development buildings are even being constructed with dog runs and other pet amenities. Landlords may impose a fee for large breeds or if an applicant has multiple pets.

Can my landlord deny my application because I have a pet?

Unless your pet is a service animal, the landlord CAN reject your application because you have a pet. Landlords may also deny applicants with certain breeds or types of animals (reptiles, fish etc.).

What are common pet rules in NYC buildings?

Every landlord is different, so you should reference your lease to see if they have any specific pet rules. Common stipulations may be that your pet should have identification tags, be leashed when outside your unit, and that you are required to pick up after your pet.

My building is animal-free but I want to get a pet. Can I get a pet and not tell my landlord?

Unfortunately, getting a pet in an animal-free building is likely breaking a term in your lease. If your landlord learns of this information, they could use it as grounds for an eviction. Additionally, many renters elect to rent in animal-free spaces because of allergies or other concerns. So even if your landlord doesn’t know, it could disturb your neighbors or cause them to report it.

Do you have a pet? Does your building charge fees or have any pet rules? Be sure to share an anonymous review on openigloo and help the next renter who considers your building!

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New York Lease Renewals April 2023

May 12th, 2023

Rent Increases on Lease Renewals Cooled Off in April

In April 2023, rent increases on lease renewals for market-rate apartments in NYC cooled off to 6.8% compared to 20.6% a year before and 10.8% in March 2023. Increases on lease renewals have stabilized compared to 2022, where the market saw steep corrections in rent and 20%+ increases were standard. However, the majority of lease renewals are still in the sub-5% range. Meaning, landlords are increasing rents less than 5% when their tenants are up for renewal. Notably, rent increases in Brooklyn have surpassed those in Manhattan. This may be indicative that rental momentum in Brooklyn will continue into the summer months.

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New York City Lease Renewals

Apr 2023 Mar 2023 Feb 2023 Jan 2023 Apr 2022
Average Lease
Renewal Change (%) 6.8% 10.8% 10.2% 8.1% 20.6%

April 2023 Lease Renewal Breakdown By Increase

73% of lease renewals in April were between 0-4%.

April 2022 – April 2023 Renewal Change (Manhattan, Brooklyn, Queens)

Rent increases on renewals continue to drop below previous year levels. April saw a slight reprieve in rent increases from the first few months of 2023.

Read report for March 2023
New York Lease Renewals March 2023

April 4th, 2023

Rents continue to tick up heading into summer months.

In March 2023, rent increases on lease renewals for market-rate apartments in NYC ticked up to 10.8% compared to 20% a year before and 10.2% in February 2023. Increases on lease renewals have stabilized compared to 2022, where the market saw steep corrections in rent and 20%+ increases were standard. However, the majority of lease renewals are still in the sub-5% range. Meaning, landlords are increasing rents less than 5% when their tenants are up for renewal. Our recommendation to both renters and landlords is to compare the renewals they are receiving/giving to the numbers below so they can assess if the pricing is aligned with the rest of the market.

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New York City Lease Renewals

Mar 2023 Feb 2023 Jan 2023 Dec 2022 Nov 2022 Oct 2022 Mar 2022
Average Lease
Renewal Change (%) 10.8% 10.2% 8.1% 3.2% 5.2% 5.9% 20.0%

March 2023 Renewal Breakdown By Increase

68% of lease renewals in March were between 0-4%.

March 2022 – March 2023 Renewal Change (Manhattan, Brooklyn, Queens)

While rent increases on renewals continue to drop below previous year levels, prices are now starting to tick upward.

Read report for April 2023
New York Lease Renewals February 2023

April 4th, 2023

The rental dip of late 2022 seems to be over.

In February 2023, rent increases on lease renewals for market-rate apartments in NYC was 10.2% compared to 26.4% a year before and 8.1% in January 2023. Increases on lease renewals have stabilized compared to the levels seen in 2022, where the market saw steep corrections in rent. However, the majority of lease renewals are still in the sub-5% range. Meaning, landlords are increasing rents less than 5% when their tenants are up for renewal and steep double digit increases are becoming less common.

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New York City Lease Renewals

Feb 2023 Jan 2023 Dec 2022 Nov 2022 Oct 2022 Feb 2022
Average Lease
Renewal Change (%) 10.2% 8.1% 3.2% 5.2% 5.9% 26.4%

February 2023 Lease Renewal Breakdown By Increase

66% of lease renewals in January were between 0-4%.

Feb 2022 – Feb 2023 Lease Renewal Change (Manhattan, Brooklyn, Queens)

While rent increases on renewals continue to drop below previous year levels, prices are now starting to tick upward.

Read report for March 2023
5 Things to Know About Subletting an Apartment in New York City

March 23rd, 2023

Your questions answered about subletting an apartment, short-term leasing, Airbnb and more in New York City.

Subletting is a common practice in New York, where leaseholders rent out their space to other renters for a period of time. There are many reasons a renter may need to sublet. Perhaps they are leaving the City for a few months for work or personal reasons. Instead of breaking their lease, they can sublet their space to someone else to cover the costs of rent. If you’re a renter in NYC, here are 5 things you need to know about subletting your apartment.

1. Subletting for less than 30 days is illegal.

In New York City, renters cannot sublet their space for less than 30 days. So if you’re going on vacation for a couple of weeks, renting out your space is not permitted. Buildings need to be zoned to accommodate short-term rentals. For example, dormitories or hotels are permitted to lease short-term. Most residential buildings in NYC don’t have the appropriate permissions to accommodate short-term renters.

2. You can use Airbnb and other platforms to sublet.

But what about Airbnb? Airbnb and other short-term renting platforms are having a hard time in New York City, since stricter laws came into effect. All spaces listed on Airbnb for short-term renting (less than 30 days), need to apply for short-term renting permits from the city. But if you want to host for periods longer than 30 days, you can still use Airbnb without this city permit.

Read about short-term rules

3. You need to notify your landlord if you want to sublet your apartment.

All renters are entitled to sublet their apartment. Under the law a landlord cannot unreasonably withhold the right to sublet. However, the landlord can refuse to sublet with good reason. If you want to sublet your space, you must inform your landlord and give them a 30-day notice. You will also have to submit documentation about your subtenant. They likely will have to meet certain income and credit requirements to qualify. Your landlord has the right to ask for additional info within that 30 day or period, or deny the request (with good reason). If they don’t say anything, you can assume an approval after the 30 day window has passed.

4. You CAN sublet your rent-stabilized apartment – but there are restrictions.

Rent-stabilized apartments are also eligible for sublet with a few restrictions. You can only sublet the apartment for 2 years at a time. You cannot indefinitely sublet your space. If the apartment is unfurnished, the maximum you can charge the subtenant is the same rent you pay. If you leave the space furnished, you can charge a 10% premium on the rent. Not sure if your apartment is stabilized? Check out our comments here.

Explore rent stabilization

5. Sign an agreement with your subtenant.

Subleasing your space at the end of the day is a contract. Both parties should set clear expectations on price, security deposit, timeline and other rules. Once you get approval from your landlord to sublet, get your subtenant to sign a sublease agreement. Here is a free template to get you started.

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Have you ever subleased your space? How was the experience? Was your landlord flexible? Be sure to share an anonymous review on openigloo, and help the next renter that considers your building and landlord.
4 Things to Know About Evictions and Lockouts in NYC

March 14th, 2023

New York City has some of the strongest tenant protections in the country and has a stringent process of how and when renters can be evicted from their homes. While everyone hopes to never be at risk of eviction or potentially in a combative situation with a landlord, it’s important to know your rights. Here are 4 things every renter should know about evictions and illegal lockouts.

1. Only a City Marshal or Sheriff has the authority to carry out a Warrant of Eviction.

Eviction proceedings take time, and only a court order from a judge can result in an eviction. Landlords cannot force you to leave without an eviction order. Receiving a letter from your landlord is not an eviction either. If you’re uncertain about whether a notice you’ve received is legitimate, call 311 and ask for the Tenant Helpline.

2. An illegal lockout is when a landlord changes the lock on your apartment or removes your things without a legal eviction order.

Lockouts are illegal and considered a misdemeanor in NYC. If you find yourself in this situation, you can call the police and file a report. While the NYPD cannot help you regain access to your unit, they can take your statement and supervise while you get locks changed back. Go to nyc.gov/IllegalLockouts to learn more about what to do if you’ve been locked out of your apartment.

Learn more about lockouts

3. Short-term tenants and undocumented renters are also protected from evictions and lockouts.

You may think that because you don’t have a lease or are an undocumented immigrant that these laws don’t apply to you. That is false. Even without a formal lease, once you’ve lived in a space for 30 days you are entitled to the same protections as any other renter.

4. Landlords cannot withhold essential utilities and repairs.

In some cases, tenants may feel pressure to leave their home because the landlord is withholding essential utilities, such as water and electricity, and repairs, like ceiling leaks and holes in the floor. This kind of behavior is considered tenant harassment and is completely illegal. If you find yourself in this situation, report it to the City and keep everything well-documented. You can take your landlord to court for harassment, and if they are found guilty of tenant harassment, they could face penalties, including applying for building permits and other City programs.

If you are unsure about any of the above or what your rights are as a tenant, call 311 and ask for the Tenant Helpline to get free one-on-one support. Tenant Support Specialists can connect you with free legal resources and other guidance. The Mayor’s Public Engagement Unit also has resources with more information on how to protect yourself against evictions and illegal lockouts.

Learn about Tenant Helpline

Have you ever had a landlord that didn’t respect NYC eviction and lockout rules? In addition to connecting with City resources, be sure to share an anonymous review on openigloo and help the next renters that may consider that building. During your apartment hunt, you can also check openigloo for the eviction histories of every address in NYC. This City data can help you assess which landlord portfolios are particularly known for their eviction practices.
New York Lease Renewals January 2023

February 13th, 2023

Is the seasonal dip in rents over?

In January 2023, rent increases on lease renewals for market-rate apartments in NYC were 8.1% compared to 17% a year before and 3.2% in December 2022. Rental activity seemed to cool in the latter months of 2022, but January saw a bounce back. 71% of New York lease renewals were still sub 5%. There was notably a big bounce in Manhattan rent increases, 11.1% vs. 2.4% last month. The neighborhood with the highest reported rent increases was the West Village at 36%.

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New York City Lease Renewals

Jan 2023 Dec 2022 Nov 2022 Oct 2022 Sep 2022 Jan 2022
Average Lease
Renewal Change (%) 8.1% 3.2% 5.2% 5.9% 5.2% 17%

January 2023 Renewal Breakdown By Increase

71% of New York lease renewals in January 2023 were between 0-4%.

Jan 2022-Jan 2023 Renewal Change (Manhattan, Brooklyn, Queens)

While rent increases on New York lease renewals in January 2023 continue to drop below previous year levels, prices are now starting to tick upward.

Read February 2023 Report

Questions or comments? Reach out to us at info@openigloo.com
New York Lease Renewals December 2022

January 6th, 2023

Rent increases on lease renewals fall for the 3rd straight month

In December 2022, rent increased on lease renewals for market-rate apartments in NYC were 3.2% compared to 18.2% a year before. Rental activity continues to cool heading in the winter months, where 84% of renewals reported an increase of less than 5%. Notably, the average December renewal in Manhattan was a 2.4% increase compared to 6.7% in Brooklyn. Increases in rent renewals have been hovering around 5% since August, indicating that the post-pandemic correction in prices seems to be behind us.

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New York City Lease Renewals

Dec 2022 Nov 2022 Oct 2022 Sep 2022 Dec 2021
Average Lease
Renewal Change (%) 3.2% 5.2% 5.9% 5.2% 18.2%

Lease Renewals December 2022 Breakdown By Increase

84% of lease renewals in December were between 0-4%.

Jan-Dec 2022 Lease Renewals Change (Manhattan, Brooklyn, Queens)

Rent increases on renewals continue to drop below 2021 levels.

Read January 2023 Report

Questions or comments? Reach out to us at info@openigloo.com
openigloo’s 2023 NYC Rental Market Predictions

December 21st, 2022
2022’s rental market was a rollercoaster. The year started off with a dramatic reversal of the rent discounts seen throughout the pandemic. Manhattan renters in particular navigated double-digit increases sometimes upward of 50% when their leases came up for renewal.

Heading into the summer, the usual seasonal uptick coupled with the influx of renters returning to the city resulted in unprecedented demand. As 2022 comes to a close, things have “normalized”. Rents are back or have surpassed pre-pandemic prices while demand has cooled heading into the winter months.

So what can we expect in 2023? Here are openigloo’s NYC 2023 rental predictions:
1. Rent prices will remain flat.
2. Regulatory discussions around Good Cause Eviction and Broker Fees.
3. Upward pressure on pricing in the outer boroughs.
4. Renters will demand transparency and stability when apartment hunting.
5. New construction in 2023 will help relieve supply constraints into 2024.
1) Rent prices will remain flat in the 2023 NYC rental market

Since summer 2022, rents have stabilized. Even increases on lease renewals have remained sub-5% indicating there is no longer appetite for 20% increases. We expect this attitude to continue into 2023 with the usual seasonal upticks throughout the year.

2) Regulatory discussions around Good Cause Eviction and Broker Fees.

2022 brought a lot of debate around Good Cause Eviction and broker fees. Headlines of 50% rent increases and some tenants being charged $20k broker fees on stabilized apartments caused upset. We predict that restrictions on rent increases and caps on broker fees will be a serious part of regulatory discussions in 2023.

3) Upward pressure on pricing in the outer boroughs.

In 2022, rent changes across the boroughs began to converge. Rent increases in Manhattan, Brooklyn, and Queens were the same, indicating that tenants are more open to looking outside of just Manhattan. Because the return to office movement in NYC has been slower to materialize, renters will continue to look to more spacious and affordable spaces in the out boroughs putting upward pressure on pricing.

Read rent report for November 2022

4) Renters will demand transparency and stability when apartment hunting in 2023 NYC rental market.

2022 threw a shock into the rental market. Many tenants were left scrambling after being priced out of their units and felt frustrated by the lack of pricing transparency and stability of their housing. In 2023 renters will demand more transparency with respect to price increases, and management’s responsiveness before they sign a lease. Renters will not just take space, location, and price into consideration during their apartment hunt, but they will be looking for some peace of mind that they can renew their leases for multiple years at incremental and tolerable increases.

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5) New construction will help relieve supply constraints into 2024.

2022 saw an increase in issued building permits as developers raced to secure their projects before the 421-a tax exemption was set to expire. This tax exemption was given to new rent-stabilized projects where a percentage of units were set aside for affordable housing lotteries. Permits covering 58,000+ new units were granted. While it’s unclear how many of these projects will start in 2023, any injection of new housing supply in New York will provide some relief for renters.
Top 5 (Big) Residential Landlords in NYC 2022

December 20th, 2022
Renters in NYC have gotten used to the worst landlord list released by the Office of the New York City Public Advocate every year. By analyzing city data, the Public Advocate presents a list of buildings and landlords with a reputation for having unaddressed violations.

At openigloo, a marketplace to help renters find quality apartments, we have performed a similar analysis to identify the city’s highest-performing residential portfolios. Our platform presents city data and crowdsourced tenant reviews on every address in NYC. Renters rate their buildings on a scale from 1-5 in categories such as cleanliness, heat, owner responsiveness, and garbage management. They share whether they received their security deposit back, if they would recommend their building to a friend, and how much their rent went up. In doing so, we have identified the landlords that garner the highest building ratings and recommendation rates.

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We studied 250 residential portfolios with at least 500 units to develop this list. To qualify for the list, portfolios had to score in the 90th percentile for building ratings, recommendation rates, and city violations per unit. The following 5 landlords have an average building rating of at least 4.3 out of 5 (the city-wide average rating is 3.3). Additionally, 80% or more of tenants from the following buildings recommend their buildings to a friend (the city-wide average is 46%). And lastly, the following buildings all have violation per-unit ratios of less than 0.03 (the city-wide average is 0.68).

There was some shuffle of this year’s list compared to 2021. TF Cornerstone took the top spot replacing Ogden Cap Properties at the list’s leader. Earlier, last year’s rankings were:
1. Ogden
2. TF Cornerstone
3. Glenwood
4. Columbia University
5. Rudin Management
NYC Highest-Performing Residential Portfolios 2022

1) TF Cornerstone

TF Cornerstone owns and manages about 18 residential buildings spanning 7500+ apartments in Manhattan, Brooklyn & Queens. One of the highest rated buildings on openigloo is one of their buildings in Long Island City, 46-15 Center Boulevard. The 363 unit building boasts a recommendation rate of 100%, and tenants appreciate management’s responsiveness. An area for progress? Tenants want to see amenity fees reduced or waived, given the high rents.

2) Glenwood Management

Glenwood is the developer, owner, and manager of roughly 27 multi-family properties in Manhattan, covering 8000+ units. One of their addresses, 1675 York Avenue, boasts high ratings, and tenants are happy with the friendly and careful staff. Complaints? Tenants would like to see the shared laundry machines cleaned and maintained more often.

3) Columbia University

Columbia University is the largest owner in New York City by the number of locations and manages over 5000 apartments across 150 residential buildings. Renters of the buildings, mostly students, are pleased with the management’s affordability and attention.

4) AvalonBay Communities

AvalonBay Communities develops, owns, and manages rental apartment buildings across the United States. In NYC they are responsible for over a dozen properties spanning 3500+ units. One of their highest rated buildings on openigloo is 343 Gold Street in Brooklyn. The 631 unit building boasts a recommendation rate of 95%, and tenants appreciate the sense of community. Areas for improvement? Some tenants requested outdoor window cleanings and additional bike storage.

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5) Ogden Cap Properties

Ogden owns and manages 5 residential properties with a total of 3,416 units in Manhattan. One of their addresses, 155 East 31st Street boasts high ratings and tenants are happy with the building’s cleanliness and upkeep. Complaints? Many tenants expressed frustration about strict amenity policies, like being charged $20 to bring a guest to the roof.

Renting in New York can be difficult. Navigating the rental process and finding a spot that is appropriate is no easy task for renters. It’s important to keep in mind that no building or owner can be perfect – openigloo users have always shared positive experiences about the previous landlords and their properties. With more transparency, tenants can find buildings and apartments better suited to their preferences, lifestyle, and budget.
New York Lease Renewals November 2022

December 5th, 2022

Rent increases on lease renewals continue to stabilize

In November 2022, rent increases on lease renewals for market-rate apartments in NYC were 5.2% compared to 11.6% a year before. As rental activity cools heading in the winter months, 82% of renewals reported an increase of less than 5%. The average November renewal in Brooklyn and Manhattan was a 6% increase, compared to 0% in Queens. Increases in rent renewals have been hovering around 5% since August, indicating that the post-pandemic boom in prices seems to be behind us.

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New York City Lease Renewals

Nov 2022 Oct 2022 Sep 2022 Aug 2022 Nov 2021
Average Lease
Renewal Change (%) 5.2% 5.9% 5.2% 12.5% 11.6%

November Renewal Breakdown By Increase

82% of lease renewals in November were between 0-4%, while just 0% of renewals were above 51%.

Jan-Nov 2022 Renewal Change (Manhattan, Brooklyn, Queens)

Rent increases on renewals continue to drop below 2021 levels.

Read December 2022 Report

Questions or comments? Reach out to us at info@openigloo.com
NYC Affordable Housing Lotteries 101

November 15th, 2022

What is it, who is eligible, and how to apply?

New York City is expensive, and apartments are scarce. In order to meet the demands of a growing population, the city is constantly building apartments. Affordable housing lottery helps tenants secure affordable housing throughout the five boroughs. Here are answers to some of the frequently asked questions we receive about the affordable housing lottery at openigloo:

1. What is the affordable housing lottery program in NYC?

NYC affordable housing lotteries are run by two city agencies; The New York City Department of Housing Preservation and Development (HPD) and the Housing Development Corporation (HDC). These agencies collaborate with private landlords and real-estate developers to make sure a portion of new development projects are affordable and reserved for the housing lottery. The city considers an apartment affordable if the tenant does not spend more than 30% of their household income on rent. In exchange for participating in the program, these private landlords and real-estate developers receive multi-decade tax abatements. In the lottery, all apartments have rent stabilization leases, which means tenants are eligible to renew, and the rent can only go up by a certain amount every year. The affordable housing lottery is just one way to secure a rent-stabilized apartment. It’s not the only way. To learn more about rent-regulated apartments, read our blog post here.

Learn more about rent-regulated apartments

2. Who is eligible for affordable housing units in New York?

Households of various sizes and incomes are eligible to apply for the lottery. Each building in the lottery has its own rules and parameters for who can apply. For example, below is a matrix explaining who is eligible for apartments in a new Harlem development. This is how you would interpret the top section; there are 13 1-bedroom apartments available for households that make up 130% of the Area Median Income (AMI). Henceforth if your family has 3 people, and together you make between $94,972-$156,130 per year, then you are eligible for that apartment. If the program chose you as renters, you’d pay $2,770 for a rent-stabilized unit in that building.

3. Can people from outside of New York apply to the lottery?

People from outside of New York can apply for the lottery, but there is a preference for NYC tenants. Therefore, some buildings may also have more specific community preferences, where they need to fill a portion of the units with families from a specific neighborhood.

4. How long will the program take to select apartments?

In fact, no one can predict how long the program takes to select an apartment. Several renters secured an apartment within months, while others waited years. Our successful tenants have told us to be patient and steady; apply, apply, and keep applying.

To learn more about NYC affordable housing lotteries, be sure to visit NYC Housing Connect. There you can browse available apartments and apply.

Visit NYC Housing Connect

Submit an anonymous review about your current or previous building on the openigloo, and help a future renter with their apartment search.
NYC Radiators: 5 Things You Need to Know

November 15th, 2022

Radiators heat 80% of NYC buildings – and 70% of households reported that those chronically overheated. But what are radiators, how do they work, and what do renters need to know about them to survive NYC winters?

Radiators work by drawing heat from water or steam and using that heat to warm up your apartment. They are made from metal because it is an excellent conductor of heat and can usually be found in your apartment windows. Here are 4 things you should know about NYC radiators.

1. Radiators are supposed to be scorching hot.

In NYC, radiators have a few states – overworking, underworking, and in some lucky cases functioning just right! Renters had to open their windows while using radiators in the early 20th century to keep warm. This is because the city wanted to combat airborne illnesses and create ventilation in crowded apartments and buildings. Despite creating sauna-like conditions, your radiator is overheating your apartment as intended.

2. You can’t control them.

While you might want to open or close the knob on your radiator, please remember that it is only an on/off switch. This knob does not control the heat. In fact, if you leave the knob turned only halfway, you might get a lot of steam trapped – which can create a loud clanking sound.

3. You can install a valve to control heat on radiators.

Renters can buy radiator valves to install and control the heat emitting from a radiator. If you are interested in installing one, it’s important to have confirmed permission from your landlord beforehand.

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4. You can request a radiator cover from your landlord if you have children under the age of 12 residing with you.

Radiators can be scorching to the touch and can pose a real danger to young children. That’s why in 2013, a New York state bill passed requiring landlords to install radiator covers at the request of a tenant residing with a child aged twelve or younger. A radiator cover is a protector that covers the hot metal pipes but still allows heat to pass through. In accordance with the rules, landlords must pay for the radiator cover installation and have 90 days to do so. If he/she fails to do so, the tenant may install a cover and deduct the cost from the rent.

5. You may need to bleed your radiator.

You may need to bleed your radiator if it’s not working or making loud clanking noises. As a result, renters must bleed radiators when there is too much trapped air in the pipes. It’s important to bring this to your landlord or super’s attention. Renters should NOT attempt to bleed your radiator on their own. In some cases, boiling water could come spraying out, both burning you and flooding your space.

Read more about winter in NYC

Submit an anonymous review about your current or previous building on the openigloo, and help a future renter with their apartment search.

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New York Lease Renewals October 2022

October 30th, 2022

Rent increases on lease renewals continue to stabilize, with the exception of Brooklyn

In October 2022, rent increases on lease renewals for market-rate apartments in NYC were 5.9% compared to 8% a year before. After a busy summer season, rents have started to cool, with 74% of renewals reporting an increase of less than 5%. Notably, Brooklyn’s increases in renewals continue to outpace other boroughs – the average October renewal in Brooklyn saw a 10% increase compared to just 4% in Manhattan. This could be an early sign of heightened demand in the borough.

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New York City Lease Renewals

Oct 2022 Sept 2022 Aug 2022 Oct 2021
Average Lease
Renewal Change (%) 5.9% 5.2% 12.5% 8%

October Renewal Breakdown By Increase

74% of lease renewals in October were between 0-4%, while just 2% of renewals were above 51%.

Jan-Oct 2022 Renewal Change (Manhattan, Brooklyn, Queens)

Rent increases on renewals continue to drop below 2021 levels.

Read November 2022 report

Questions or comments? Reach out to us at info@openigloo.com
Moving To New York? 5 Things You Need To Know BEFORE You Rent An Apartment In NYC

September 1st, 2022

Renting apartments in NYC is unlike anywhere else. With millions of renters in the city, and many more moving each year, it’s important to go into your apartment hunt armed with the right information.

Here are 5 things every new New Yorker should know before renting an apartment.

1. Scams are everywhere. Be careful.

Scammers prey on newcomers when it comes to apartment hunting. They’ll post listings that seem too good to be true and have a low price point. They may pressure you into making a deposit in order to see or apply for the apartment. They may say you can’t see the apartment because the current tenant is still living there. These are strong indications that it could be a scam. All real estate agents have to have a license with the State – if you’re feeling uneasy about the correspondence with an agent, you can look them up here and confirm they have a valid real estate license. If you’re dealing with an owner – confirm they are actually the owner of the property. Put the address in openigloo and you can see who the listed building owners are. A good rule of thumb is to never pay anything without seeing the space. If you’re not in the city, find someone to see it for you. Dealing only with verified and licensed agents and/or owners is also a good practice.

2. Most landlords require that you make 40x the rent and have a 700+ credit score.

Requirements to rent an apartment in NYC are strict. 40x the rent is standard. That means if you are looking at an apartment that is $2000 a month, your household income needs to be $80,000 a year to qualify ($2000 x 40 = $80,000). A 700 credit score is also typical. For example, if you’re a new grad moving to New York and you haven’t started working yet, getting approved is going to be tough without a guarantor. It doesn’t matter if you have a strong offer letter outlining your upcoming salary. Moving to NYC to look for a job will be difficult. If you don’t meet the income or credit requirements, you’ll need an American guarantor (preferably in the tri-state area) who makes 80x the rent and has a credit score of at least 800. If you don’t know anyone who can guarantee a lease, you can look into third-party guarantor providers.

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3. You may have to pay a broker fee.

Broker fees cause a lot of confusion for renters. In New York, renters are responsible for paying the broker when they sign a lease. In many states, landlords pay this fee (but not in New York). However, there are no fee apartments in NYC – this is when the landlord has agreed to pay the fee to the broker, or they are renting it themselves, so there is no fee. In any case, a 15% fee is normal. If the rent is $2000 a month, the fee to the broker would be $3600, which is equivalent to 15% of the annual rent ($2000x 12 months x 15% fee = $3600). Some brokers may charge just 1 month’s rent as the fee. When you sign a lease, expect to pay the first month’s rent, a security deposit equal to one month’s rent, and a broker fee. Broker fees are negotiable, so don’t be afraid to try and get the fee lower. If you want to avoid a broker fee, search for no-fee listings on openigloo.

4. Research the building and landlord before you move in.

Lots of apartments in New York show really well. New appliances, clean hardwood floors, pre-war charm. But you never really know what it’s like to live in space until you’re already there. On openigloo, you can read reviews from other tenants, access city data on the property (open violations, bedbug reports, litigation history), and figure out who owns the building. Avoid apartments with hidden issues – pests, faulty heat, or thin walls are things that could sour your rental experience.

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5. New York has tenant laws to protect you. Get familiar with them!

New York has dozens of laws to help protect renters. For example, landlords can only charge a maximum of $20 as an application fee. Landlords must return security deposits within 14 days of move-out. Landlords must give notice if they want to raise your rent by more than 5%. And the list goes on. You can read more about NYC Housing Laws here.

Renting in New York City is tough, but it’s important to go into your apartment hunt armed with the right information. Reach out to the openigloo team anytime with any questions or concerns. We’re here to help renters find a great place to live.

Once you’re settled into a new place, submit an anonymous review about your building on openigloo, and help a future renter with their apartment search.
New York Lease Renewals September 2022

September 1st, 2022

Renters finally get some reprieve on rent renewals as increases dip below 2021 levels for the first time this year.

In September 2022, rent increased on lease renewals for market-rate apartments in NYC fell to 5.2% compared to 12.5% in August. After a busy summer season, rents have started to cool, with 76% of renewals reporting an increase of less than 5%. Notably, Brooklyn renewals were 2 percentage points higher than in Manhattan. Few neighborhoods reported double-digit rent increases for September renewals; these include Clinton Hill, Williamsburg, Crown Heights, and Gramercy.

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New York City Lease Renewals

Sept 2022 Aug 2022 Jul 2022 Jun 2022 May 2022 Sept 2021
Average Lease
Renewal Change (%) 5.2% 12.5% 11.2% 13.8% 15.5% 7.3%

September Lease Renewals Report Breakdown By Increase

76% of lease renewals in September 2022 were between 0-4%, while just 1% of renewals were above 51%.

Jan-Sep 2022 Lease Renewals Report Change (Manhattan, Brooklyn, Queens)

Rent increases on lease renewals across boroughs continue to converge.

Read October 2022 report

Questions or comments? Reach out to us at info@openigloo.com
New York Lease Renewals August 2022

August 1st, 2022

Rent increases on renewals continue to stabilize, but popular neighborhoods continue to experience high double-digit increases

In August 2022, rent increased on lease renewals for market-rate apartments in NYC averaged 12.5%. Despite New York lease renewal increases cooling slightly since earlier this year, rent increases are still nearly double what they were during the same period in 2021. 63% of August renewals experienced an increase of less than 10%. Notably, neighborhoods such as Upper East Side, Upper West Side, Chinatown, and Bushwick experienced increases of over 20% during August. The average increase in renewals in Manhattan was 13%, Brooklyn at 11%, and Queens at 12%.

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New York City Lease Renewals

Aug 2022 July 2022 June 2022 May 2022 Aug 2021
Average Lease
Renewal Change (%) 12.5% 11.2% 13.8% 15.5% 7%

August Renewal Breakdown By Increase

52% of lease renewals in August were between 0-4%, while 4% of renewals were above 51%.

Jan-Aug 2022 New York Lease Renewals Change (Manhattan, Brooklyn, Queens)

Rent increases on renewals across boroughs continue to converge.

Read September 2022 report

Questions or comments? Reach out to us at info@openigloo.com
New York Lease Renewals July 2022

July 1st, 2022

Less discrepancy in renewal increases between boroughs

New York Lease Renewals in July 2022, rent increases on lease renewals for market-rate apartments in NYC averaged 11.2%. Despite renewal increases cooling slightly since earlier this year, rent increases are still double what they were during the same period in 2021. In July, 2% of renewals were over 51% which is the same as last month – a good indication that the occurrences of these steep renewals are on the decline. 60% of July renewals experienced an increase of less than 10%. Notably, there was less discrepancy in rent increases between boroughs. The average increase in renewals in Manhattan was 10%, Brooklyn at 11%, and Queens at 12%.

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New York City Lease Renewals

July 2022 June 2022 May 2022 July 2021
Average Lease
Renewal Change (%) 11.2% 13.8% 15.5% 5%

July New York Lease Renewals Breakdown By Increase

48% of lease renewals in July were between 0-4%, while 2% of renewals were above 51%

Jan-Jul 2022 Renewal Change (Manhattan, Brooklyn, Queens)

As we get to the last of the “COVID-deal” renewals, increases have started to wane.

Read August 2022 report

Questions or comments? Reach out to us at info@openigloo.com
New York Lease Renewals June 2022

June 1st, 2022

50%+ rent renewals starting to cool

In June 2022, rent increases on New York lease renewals for market-rate apartments in NYC averaged 13.8%. While Manhattan median rents saw a year-over-year increase of 25.2%, rent renewals lagged at 16.2%. Despite renewal increases cooling slightly since earlier this year, rent increases are nearly triple what they were during the same period in 2021. In June, 2% of renewals were over 50% compared to 8% last month. While 65% of June renewals experienced an increase of less than 10%.

Read report for February 2023

New York City Lease Renewals

June 2022 May 2022 June 2021
Average Lease
Renewal Change (%) 13.8% 15.5% 5%

June New York Lease Renewals Breakdown By Increase

46% of lease renewals in June were between 0-4%, while 2% of renewals were above 51%

Jan-Jun 2022 Lease Renewals Change (Manhattan, Brooklyn, Queens)

As we get to the last of the “COVID-deal” renewals, increases have started to wane.

Read July 2022 report

Questions or comments? Reach out to us at info@openigloo.com
How to Strategize Your Rent-Stabilized Lease Renewal

June 1st, 2022

On June 21, the NYC Rent Guidelines Board voted on the allowable rent increases for rent-stabilized apartments. The Rent Guidelines Board is responsible for setting the allowable increases on stabilized apartments every year. Leases commencing after October 1, 2023 will experience a 3% increase on 1 year renewals. The vote on 2-year renewals was two-fold; a 2.75% increase on the first year, and 3.2% increase on the second year.

Read the Summary of Guidelines (2023-2024)

This is similar to last year’s vote: for 1 year renewals, 3% and for 2 year renewals 5%.

So what does this mean for rent-stabilized renters? It depends on a few things.

Stabilized renters who have a lease renewal coming up before October 1:

For renters with leases expiring before Oct 1, 2023, the Rent Guidelines Vote doesn’t apply to them yet. They will renew their lease based on the increases of last year’s vote. Whether to renew for 1 or 2 years is the question. If a renter is planning to stay in your apartment long-term, it may be wise to consider the 2 year renewal at 5% since the Guidelines Board just priced one year renewals at 3%. So if you renew for 1 year at last year’s vote for 3.25% and then again for 1 year at this year’s vote of 3%, that’s a higher increase than just signing for two-years at 5%.

Stabilized renters who have a lease renewal coming up after October 1:

These renters will have an increase determined by the new vote. These renters too must decide whether to renew for 1 or 2 years. We asked renters to share why they’re considering a 2 year lease renewal. One stated “I prefer the certainty of locking in the rate for 2 years. I don’t want to worry about increased rent next year”. While another renter is opting for the 1 year renewal because “we likely won’t be here longer than that”. Of course there are some renters that may be betting that the Board vote will be much lower next year and opt to extend just 1 year and wait for next year’s result.

For renters who are unsure whether they have a stabilized apartment, they should submit a request for their rental history to DHCR. Find more information here.

Check stabilized rent with the rent calculator

Renters who have a stabilized lease should make sure their renewals are in accordance with the Rent Guidelines Board vote. Openigloo put together this calculator to help stabilized tenants determine what their new rent should be – based on the guidelines vote, the lease expiry and the length of the renewal. Learn more here.
7 Things You Can Do About Package Theft in NYC

August 20th, 2021

Package theft is a common occurrence in NYC. If you don’t have a doorman or a dedicated package room in your building, you’ve likely run into issues receiving mail. On openigloo, an app where renters can anonymously review their NYC buildings, a tenant shared, “If you ever want a package delivered to you, do not live here. There are no cameras anywhere in the building to help.”

Thousands of renters have shared reviews about their challenges with building security. So what does the data tell us? 7% of renters on openigloo have experienced package theft. Package theft happens at higher rates in buildings with 20-40 units. Smaller buildings (less than 5 units) or larger buildings (over 150 units) have lower package theft rates.

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The neighborhood with the highest rate of stolen packages? Hamilton Heights. 15% of tenants in this neighborhood reported an issue with package theft in their buildings compared to the city average of 7%.

So what can you do to protect yourself against stolen mail in NYC?

Talk to your landlord/management company

Bring the issue to your landlord. More often than not, they can make improvements to the building’s security to help with package theft. Does your building have a flimsy lock on the door or no cameras? Ask your landlord to address this. Perhaps a space in the building can be used as a package room. Propose some solutions to your landlord on how they can help remediate the problem.

Put a sign on your front door to the delivery companies

Put signage on your building’s door telling delivery people what to do. Such as, “Don’t leave packages on the stoop if no one is home,” or “Bring packages to the back room,” or “Leave packages for 3R with 3F if no one is home”. This may not be a foolproof way to prevent stolen packages, but any extra details you can share with delivery companies the better!

Get a P.O. Box

If solutions 1, and 2 don’t work, you may have to get another mailbox. You can reserve various-sized P.O. Boxes with USPS – but there can be a waiting list for your neighborhood. It can also be expensive, but perhaps worth it if you never receive your packages.

Get a P.O. Box

Schedule package deliveries on the same day each week

Depending on where you are ordering from, you may be able to schedule deliveries on the same day each week (i.e., your Amazon day), or specify when you can’t receive deliveries. If possible, try to organize all your packages to arrive on the same day and make sure you or a neighbor keeps an eye out!

Buddy up with a neighbor or two to Reduce Package Theft in NYC

If you’re experiencing package theft, it’s likely your neighbors are too. Ask around the building and see if your neighbors can bring in your packages if they see them. You can do the same for them. Instead of your package sitting in the vestibule all day, a neighbor can drop it off outside your door if they see it before you and vice versa. This is also a great way to get to know your neighbors!

Get renters’ insurance

Renters’ insurance could be another tool in your toolkit to fight package theft in NYC. Renters’ insurance can protect against theft that happens inside or outside of your apartment. So if a package does get stolen, you may be able to get your money back! Lemonade is an insurance company that offers affordable policies for NYC renters.

Research your next building

After trying all of these steps, you may just feel that you need to move if you want better building security. Check the reputation of your next building before signing a lease. On openigloo, you can access tenant reviews and city data on any address in NYC. Avoid the landlords that don’t prioritize building security by doing your research on openigloo.

Have a rental experience to share? Submit an anonymous review about your building on openigloo, and help a future renter find (or avoid) their next apartment!
3 Things You Should Check Before Signing a Lease

June 1st, 2021

Signing a lease is stressful. Maybe you’re anxious to get settled in, or you want to close it before someone else puts in a stronger application. Regardless of your situation, rushing the lease signing process could be a costly mistake. We all know not to judge a book by its cover. It’s crucial to get the inside scoop on your building and landlord before signing the dotted line.

At openigloo, we’ve received thousands of reviews from New Yorkers who are sharing their experiences about renting in their buildings. Some expressed regret about getting reeled in by an apartment’s new renovation only to learn the landlord was a tad overbearing: “If you move into this apartment be aware of how utterly inappropriate and unprofessional the landlord is. And you may think to yourself that you really love this apartment and that it will be fine and that you’ll just avoid them at all costs. But you can’t.”

Another renter was disappointed to learn that their building was the constant target of package theft only after they moved in: “Don’t be fooled by the security cameras, as they do not work. Sadly, me and my partner only learned of this after we had some packages stolen. When we reached out to management, they indicated that the cameras had not worked in some time. I guess the criminals are aware of this.”

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Here are 3 things you should check before signing your next lease.

1. Talk to Other Tenants or Read Building Reviews

No one knows what it’s like to live in a building better than other tenants. If you’re seeing an apartment in person, try and talk to some of the neighbors – or even better, the person who currently occupies the unit you like. They can share invaluable insight about the rent, the unit, how the building is managed, and why they’re leaving. If you don’t come across any neighbors, you can also read reviews online about the building and landlord. On openigloo, tenants are sharing detailed reviews and answering questions like how the building ranks in categories like cleanliness, heat, water pressure, and more. Renters are also sharing detailed comments about the pros and cons of their rental experiences. If you can’t find any reviews for the building you’re interested in, check other buildings in the landlord’s portfolio. This will give you a sense of how they manage their other buildings.

2. Check City Data on the Building & Landlord

New York City has dozens of departments that collect data on buildings and landlords. Department of Buildings, Department of Finance, Housing Preservation & Development, The Division of Housing and Community Renewal, and the list goes on. By checking city sources, you can learn who your landlord is, and how many buildings they own if they have a history of building violations, bedbugs, litigation, and eviction.

To make this research process a little easier, openigloo has compiled all this data into one place. Just type any address into the openigloo app, and you can get a snapshot of all the city data that’s available on that property and landlord. One renter shared that accessing this data helped them avoid a nightmare building: “I was about to sign a lease and then found out the apartments had lead paint violations that the landlord didn’t disclose”.

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3. Read the Fine Print

Never sign your lease without reading it all. Even though leases can be long, it’s vital to ensure they stay within housing laws. A renter wrote us recently to share some of the clauses their landlord included in the lease to see if it was typical. The landlord wanted the tenant to pay for professional cleaning of the apartment 2 times per month. Additionally, the lease stipulated that the landlord could conduct inspections every 4 months and have access to the apartment 3 months before the lease termination to begin showing the unit to other tenants. While there is nothing illegal about these clauses, it’s far from typical. It could result in a contentious relationship with your landlord if you were to sign without being fully aware of their expectations. If there is something in your lease that you’re unsure about, you can ask the landlord, or the broker, or leverage various tenant hotlines in NYC, such as the Met Council on Housing.

Renting in NYC is not easy and signing a lease is stressful. Renting are big financial commitment, so you should have as much information as possible before signing. Be sure to check other tenant references, access available city data, and ensure your lease is fair and reasonable.

Have a rental experience to share? Submit an anonymous review about your building on openigloo, and help a future renter find (or avoid) their next apartment!
9 Housing Laws That Every NYC Renter Should Know

June 1st, 2021

Compared to other states, New York has some of the most robust sets of housing laws to protect renters. Everything from security deposit regulation to lease breaks. The catch? More often than not, renters may not have the time to know the ins and outs of every rental housing law in NYC and what applies to them. At openigloo, we’ve collected thousands of reviews from NYC renters who are sharing the good, bad, and ugly of renting in our beloved city. In many cases, we’ve read reviews where a renter complains about a landlord’s practice that is completely illegal, such as entering an apartment without notice or overcharging for late fees.

Here are 9 rental housing laws that every NYC renter should know.

1. Landlords have 14 days to return your security deposit

Renters with market-rate apartments should receive their deposits back within 14 days. Landlords have to explain and itemize damages within that 14-day window. If they don’t, they have forfeited the deposit back to you. Navigating security deposits in NYC is tough, but it’s important to know the laws in place to protect tenants from landlords unjustly keeping deposits. Check out our post about security deposits here.

2. You must be given 30-90 days notice if your landlord is going to raise your rent more than 5% or not renew your lease.

This law applies to market-rate (i.e., non-stabilized) apartments. If a tenant has a lease of less than one year, a 30-day notice is mandatory. A 60-day notice is required for renters who have lived in an apartment for more than one year, but less than two years. Tenants who have lived in a unit for more than two years must get 90 days notice. For rent-stabilized tenants, permitted rent increases are set by the Rent Guidelines Board every year. Landlords HAVE TO renew the leases of rent-stabilized tenants. Not sure if you have a stabilized apartment? Check out our post about rent stabilization here.

3. No, landlords cannot enter your apartment whenever they want.

Some openigloo users have written about landlords entering an apartment whenever they want, claiming, “It’s my property, so I can do what I please”. Actually, no. Landlords are not permitted to enter your apartment without appropriate notice except in cases of emergency (i.e., flood, fire, medical emergency). In all other cases, the landlord needs to provide notice to show your apartment to prospective renters or do scheduled repairs.

Read report for February 2023

4. Landlords have to make a reasonable effort to re-rent your apartment if you break your lease.

Sometimes life happens, and a renter needs to break a lease. In 2019, there were landmark rent reforms that shifted some responsibility to landlords when it comes to re-renting an apartment after a tenant breaks the lease. Landlords now have what’s called “a duty to mitigate”. This means they need to make a reasonable effort to re-rent the apartment rather than simply taking you to court for unpaid rent. Check out our post about breaking a lease in NYC for more info.

5. Buildings with over 9 units, need to have a janitor available 24 hours a day.

You read that right! According to NYC’s housing maintenance code, owners of buildings with 9 or more apartments are required to provide janitorial services, either themselves or by hiring a janitor. These services need to be available 24 hours a day. According to the New York State Multiple Dwelling Law, buildings with 13 or more units in a multiple dwelling building where the owner doesn’t reside, must have a janitor that resides in the building or within 200 feet of the building.

6. Landlords are required to provide heat and hot water is one of the housing laws in NYC.

Your hot water has to be working 24 hours a day, 365 days a year. There is also a heating season (October 1 through May 31) where between 6 a.m. and 10 p.m., heat must register at least 68 degrees Fahrenheit when the outside temperature falls below 55 degrees. Between 10 p.m. and 6 a.m., heat must register at least 62 degrees Fahrenheit. The city receives tens of thousands of heat complaints every year. You can check your building’s history with heating violations on openigloo.

Check violations on openigloo

7. You cannot be evicted without a court order.

A tenant can be evicted in New York for several reasons. The most common include failing to pay rent or violating the lease. In order to legally evict a tenant, a landlord must get a judgment from the court allowing the eviction to occur. Before the landlord can file an eviction lawsuit, the landlord MUST give the tenant 14 days notice. COVID-19 has resulted in more eviction protection for renters who are behind on their rent. Regardless of a renter’s situation, it’s important to know that only a city marshal can evict a tenant, not a landlord.

8. Landlords cannot discriminate against you as an applicant or tenant because of your race, religion, sexual orientation, and more.

While the federal Fair Housing Act prohibits housing discrimination, the New York City Human Rights Law goes further to protect even more groups. Specifically, NYC prohibits housing discrimination based on actual or perceived race, creed, color, national origin, gender, age, disability, sexual orientation, uniformed service, marital status, partnership status, alienage, or citizenship status of any person or group of persons. If you believe you have been the victim of discrimination, you can file a complaint with the New York City Commission on Human Rights.

9. Landlords cannot charge more than $50 for late rent payments.

Late fees can only be charged if rent is received more than five days after the due date established in the lease, and cannot exceed $50 or five percent of the rent, whichever is less. Some leases will include outrageous (and illegal) late fee policies – like $100 per day. Double-check your lease and make sure any clauses included about late fees are in accordance with the law!

Renting in NYC is hard. There are so many housing laws in NYC, and they are constantly changing. Unfortunately, it’s up to renters to know their rights and make sure these laws are respected. If you have a landlord that has broken any of these laws, you can let them know and give them a chance to remediate. You can file a complaint with 311, or in extreme circumstances, take your landlord to court for damages. Whether you’re a seasoned NYC renter or have just arrived, we hope this list of 9 housing laws can help you navigate your next lease!

Have an experience to share? Submit an anonymous review about your building on openigloo, and help a future renter find (or avoid) their next apartment!
3 Things You Should Know Before Breaking A Lease In NYC

May 1st, 2021

Breaking a lease in NYC can be a challenge. Some landlords have simple lease-break fees, while others will make it impossible. The pandemic left thousands of New Yorkers reconsidering their living arrangements, meaning lease breaks were on a lot of renters’ minds. Whatever the reason for thinking about breaking a lease, many renters were left with sometimes contentious negotiations with their landlords.

During the past year, we’ve received thousands of reviews from NYC tenants. Many have shared their own personal experiences with lease breaks. One renter shared, “I was able to break my lease but only after weeks of fighting with the building and laying out what my rights are as a tenant. It was an excruciating process.” Another renter wrote, “I lost my job due to COVID and had to break my lease. The landlord was flexible and responsive to working with me – we agreed on a lease break fee equal to one-half of the monthly rent.”

So what are the renter’s rights when it comes to breaking leases? These are 3 things you should know before trying to break a lease in NYC:

1. New rent laws require landlords to make a reasonable effort to re-rent an apartment.

In 2019, there were landmark rent reforms that shifted some responsibility to landlords when it comes to re-renting an apartment after a tenant breaks the lease. Landlords now have what’s called “a duty to mitigate”. This means they need to make a reasonable effort to re-rent the apartment rather than simply taking you to court for unpaid rent.

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2. If you’re breaking a lease voluntarily, notify your landlord in writing and try to find a replacement or sublet.

Communication is key. If you need to break a lease, notify your landlord as soon as possible. Try to find your own replacement or sublet for the apartment. This can make the negotiations a lot smoother! If that doesn’t work, you can try offering to pay the penalty (sometimes the security deposit, or 1-month’s rent). Some leases have a lease-break clause – double-check to see if your lease already has one. If you need a different space or cheaper rent, offer to transfer your lease to another apartment in your landlord’s portfolio. This may make the landlord more open to working with you.

3. If you have to break a lease in NYC because of issues with the apartment, make sure everything is well documented.

Sometimes an apartment just isn’t safe to live in anymore. In these cases where a landlord has neglected their property and ignored maintenance requests for hazardous issues, you likely have a strong case to break your lease. This is called a constructive eviction. But be prepared to back up your claims before moving out. The violations alone may be enough for the landlord to let you out of your lease, but a disagreement could wind up in Housing Court. So it’s best to start documenting the conditions before moving out. For future leases, always be sure to document the condition of the apartment before you move in as well!

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There is no one way to break a lease in NYC. Every landlord is different, and every situation is unique. But knowing your rights and communicating openly with your landlord is a good place to start!

Have you ever broken a lease? Was the landlord flexible? Be sure to share your experience on openigloo! Together, we can help NYC renters find and rent from the city’s best landlords.