Help yourself to Housing:
Chapter 1: What Kind of Housing Are You Looking For?
Introduction
Getting settled in safe, comfortable, and affordable housing can be an important factor in enjoying your life in New York City. The metropolitan area offers a diverse array of housing options from which to choose, but your search for housing can be a challenging and sometimes complicated process. This book is designed to advise and assist you in this process, but remember that ultimately you are the best judge of your own housing needs and which situation will work best for you.
Following are some of the most common types of housing you should consider:
- Temporary Housing and Residences
- Dormitories and University Housing
- Renting a Room in a Private Home
- Apartment Shares
- Subletting an Apartment
- Renting Your Own Apartment
Temporary Housing and Residences
Be aware that it can take some time to find a suitable place to live, especially in New York's tight housing market. You will probably need a temporary place to stay while you are conducting your search. Regular hotels are expensive, but there are other options. If you are a student your first step should be to check with your foreign student advisor or campus housing office to ask if there is an affordable facility near your school where you can stay until you locate permanent housing.
Other temporary housing options include YMCA's, youth hostels, and the temporary residences that are listed on pages 48-53. These places provide rooms for one night to one month, and some for even longer. If you are interested in staying in a residence on a longer term basis, you can look into the residences listed on pages 54-57. Many of these residences fill up very quickly, so you should make arrangements for your stay well in advance. Always call, fax, or email first-you will save time and energy!
Dormitories and University Housing
Many colleges and universities provide dormitories or other housing for their students, although space can be limited. Usually both single and shared rooms are offered, as well as a variety of services such as meal plans, laundry facilities, and TV or study lounges. Many dorms house men and women in the same building. Choosing university housing is a good solution if you want to move in quickly and live in a ready-made community with other students. It also enables you to avoid the responsibilities of signing a lease and furnishing and maintaining an apartment.
There is no better way for a newly arrived student to adjust to life in New York City than to live with other students. Many newcomers report that living in campus housing provides a sense of community that can otherwise be hard to find upon first arrival in New York City. Living in a dormitory-at least during your first year-can help you feel more at home in your new surroundings.
Few New York City campuses have sufficient housing for all their students who request it, however, so if you are interested in this option you will need to watch deadlines, act quickly and reserve a room well in advance of arriving in New York City. There are often long waiting lists and rooms get taken quickly!
Renting a Room in a Private Home
Local residents occasionally lease an extra room in their home or apartment to students at a nearby campus. Often the room will be furnished with a bed, dresser and desk; it may or may not include a private bath. Also, you may or may not have permission to use the kitchen. For information about renting a room in a private residence, contact your school's Off-Campus Housing office to inquire whether they keep a listing of such accommodations. You might also check notices posted on campus bulletin boards.
Though relatively inexpensive, this type of living situation requires careful consideration. Remember that you may have to adjust your lifestyle to accommodate the person or family with whom you will be living. For instance, if you are a smoker and the owner of the house doesn't allow smoking, then this isn't the right situation for you. On the other hand, you may find that you have much in common with your new "family" and this could be the start of a rewarding friendship. The best way to avoid major problems is to get to know your prospective housemate(s) before you make the decision to rent the room. Think about your needs and the specific circumstances very carefully before you make your decision.
Apartment Shares
A share refers to a situation in which you move into a space (apartment, loft, house, etc.) that has already been rented by another person or persons, and agree to divide the responsibilities and payment of rent and bills. You may or may not have your name added to the lease, or be asked for a deposit. As with any roommate situation, it is important to discuss any expectations you might have, and to agree on ground rules at the beginning. One benefit of a share situation is that there tends to be more leeway as to how long you must agree to stay, as compared with an apartment lease, in which you must take responsibility for a complete year's rent even if you will be leaving after nine months. Notices of shares can be found posted in the Off-Campus Housing Office, on campus bulletin boards, in many newspaper classified ads and online.
Subletting an Apartment
You may choose to sublet an apartment from a tenant who temporarily leaves the city and plans to return to the same apartment after a period of time. For example, an actor living in New York may get a temporary three-month job in Hollywood. Instead of moving out of his apartment, he may choose to sublet it to another person. This means that someone else, a "subtenant," can live in the apartment and use all the furniture and kitchenware until the primary tenant returns.
This is very common in New York City, but you should be cautious if you agree to sublet an apartment. A subtenant's rights aren't always as clear as those of a primary tenant. During a sublet the original tenant takes full responsibility for all obligations under the lease, continues to pay the rent to the landlord and reserves the right to reoccupy the apartment. You should be sure that you are dealing with a reliable person...and that you, too, are reliable. Above all, you should be certain that the apartment you decide to sublet can be sublet on a legal basis. A sublet that does not comply with the law may be grounds for eviction of the primary tenant.
A reliable tenant follows legal procedures when subletting his apartment to you. To sublet an apartment, the tenant must first obtain permission from the landlord. In general, a landlord is obligated to give his permission unless he can prove that you would be a "bad" subtenant. For example, the landlord may require information about you and your ability to pay the rent. Generally, you will pay rent to the tenant, who will then forward the rent to the landlord.
Another item a landlord may request from the tenant and subtenant is a copy of the sublease. The sublease is a written contract that states:
1. The condition of the apartment and its furnishings,
2. The duration of the sublet, and
3. Your responsibilities as a subtenant.
Be sure to keep a copy of the sublease for your records.
The primary tenant should remove all valuable items from the apartment before you move in. If it is a short-term sublet, the tenant should make specific arrangements with you about mail delivery and telephone messages.
Other points to remember about subletting:
-While the primary tenant is away, the conditions of his/her lease cannot be changed without his/her consent
-If you are subletting a furnished apartment, the primary tenant is not allowed to charge you more than 10% above the legal rent. (This can be verified by looking at the tenant's lease.)
-You will probably have to pay a security deposit of 50% to 100% of one month's rent. This amount may vary depending on the duration of the sublet and the furnishings provided, as well as the condition of the apartment. This money should be deposited into a savings account at the bank and returned to you when you vacate the apartment provided that you have left the tenant's home and furnishings in good condition.
Renting Your Own Apartment
Having your own apartment is probably one of the ultimate "New York experiences." Although it can be a frustrating, time consuming process to find an apartment, most long-term residents prefer this option because it provides maximum freedom, space and privacy. There are no curfews, no rules about guests, and you can decorate your space however you like!
Looking for your own apartment requires patience and determination. Most people find that they must look at many apartments before they find one that they like and can afford. In searching for your own apartment you may encounter obstacles such as expensive rents, high broker fees, and enormous competition, especially in Manhattan. You will need to be persistent and even aggressive about following up leads and placing phone calls. Once you find something you like and can afford, you must act on it right away. There is no guarantee that you will get the first apartment that appeal to you.
Once you have found a suitable apartment, you will have to go through a complicated approval process, which typically involves filling out an application, providing references from people who can vouch for your reliability (you can ask your foreign student advisor, an employer or previous landlord, professors, family friends, and/or relatives), documenting your financial resources, and submitting to a credit check (proof that you have a history of paying your bills on time). There is often a small, non-refundable fee for processing an application/credit check. As a newly arrived student, you may not have any credit "history" and thus, you may need to provide a guarantor. A guarantor is a person (in the U.S.) who provides a written statement of agreement to pay your rent in the event that you fail to do so. Note: If you do not have a guarantor in the U.S., your landlord may require a larger security deposit or advanced rent from you.
To be prepared to make a quick decision, it is helpful to have the following items with you when you go to inspect an apartment
1. checkbook/travelers' checks for any required fees or deposit;
2. Photo ID (passport or driver's license);
3. Credit application information (name, address and phone number of references and guarantor);
4. Bank account information (account numbers and recent statements, if available); and
5. Verification of income.
Checklist for Selecting Housing
Here are some things to consider before you sign a lease or other contract!
-How secure is the building? Is there an intercom system or a doorman? Is the front door securely locked? Is the entryway well lighted? How secure is the apartment? Are there gates on the windows if it is on the top or first floor, or is accessible to a fire escape?
-Is it in a convenient location? Consider access to public transportation and necessary services like shopping, laundry, etc.
-How noisy is the apartment? Traffic noise, or nearby trains, schools, hospitals or fire stations can all make for a noisy location.
-How many flights of stairs will you have to climb if there is no elevator? Will a great view compensate for extra legwork?
-Is the ventilation adequate? Does the apartment receive sunlight for at least part of the day?
-Is the closet and storage space adequate?
-What kind of bathing facilities does the apartment have?
- Are the electrical and plumbing works properly maintained? How many electrical outlets are in each room?
- Do a stove and refrigerator come with the apartment? Are both in good working order?
- Are there visible physical defects, such as cracked plaster or leaking faucets? (If so, write down everything that is wrong and try to get the landlord to sign a written agreement that the defects will be repaired. If he/she refuses, send the list to the landlord via registered mail, return receipt requested, before you accept the keys.)
Chapter 2: Where Should You Begin Your Search
Off-Campus Housing Office
Office if you are affiliated with a university, it is always a good idea to see if your school has an Off-Campus Housing office which posts apartment listings from local landlords, notices of sublets or rooms in private homes, and listings for roommates and shares. Off-Campus Housing is usually located in either the Student Affairs office or in the Residence Life/On-Campus Housing office; you will need to show your student ID in order to gain access. The services of this office are free and generally provided by student employees.
Many Off-Campus Housing offices offer computerized databases and online listings that you can search yourself (in the office or remotely.) You should be aware that housing listings change frequently; if you don't have luck the first time you look, check back daily for new listings. Using your school's Off-Campus Housing office can be one of the most convenient and least expensive ways to find housing.
Word of Mouth
Believe it or not, word of mouth can be one of the best ways to find a place to live in New York City. The more people you talk to about your search, the more likely it is that someone will give you information that will lead you to what you are looking for. Expand your network by telling as many people as possible that you are looking for a place to live, which neighborhood(s) you are interested in, and what your price range is. Some housing seekers even print up flyers or cards to share with friends and acquaintances to remind them of their search.
While not easy, it is occasionally possible to find an apartment by walking through a neighborhood where you think you would like to live and talking to building superintendents or doormen to see if they have apartments available. You might also talk to the mail carrier, local residents, or shopkeepers to see if they know of vacant apartments in the area.
Newspapers
Another good way to look for an apartment is through listings in the classified advertisements or the real estate sections of local newspapers.
The New York Times, published daily, has the largest number of listings of apartments in the city, especially in the "Real Estate" section of its Sunday edition (distributed on Saturday morning to home subscribers). Listings are also available online through the Times' website www.realestate.nytimes.com. You can sign up for email alerts that will send you details of properties matching your criteria.
The Village Voice, a weekly newspaper that is published every Tuesday night in Manhattan (Wednesday in the other boroughs), also has a large selection of apartments in its classified ads section. Since the Voice is read by many students and young people, it contains cheaper listings than many other publications. The Voice's listings are so popular, however, that apartment seekers often compete to get early access to the ads as soon as they are available. The Voice posts its listings online at www.villagevoice.com/realestate every day. Subscription to an email service sending advanced, personalized listings is available for a fee. For details, call the Village Voice at 212-475-5555 or visit their website.
Other major metropolitan area newspapers are also worth checking, especially their local editions. Newsday (www.newsday.com), for example, publishes a special Queen’s edition that has a good listing of available housing in Queens. If you are looking for housing in Staten Island, pick up The Staten Island Advance (www.silive.com/advance), which can be found at the South Ferry terminal in Manhattan as well as on Staten Island. And in New Jersey, the Jersey Journal (www.nj.com/jjournal), the Record (www.northjersey.com) and the Star Ledger (www.nj.com/starledger/) are good sources for local apartment listings.
Throughout the city, there are many smaller community newspapers that have real estate listings for specific neighborhoods. Often these publications are free; you can find them in supermarkets or in special boxes on the street. Remember also that New York is an international city, with a great many immigrant neighborhoods and ethnic newspapers. You can find a listing of these resources at the website: www.housingnyc.com/guide/classifieds.html.
School newspapers can also be a good source of information on housing opportunities, especially notices submitted by students who are looking for roommates to share rental costs with them.
Regardless of which newspaper(s) you consult, it is important to obtain the paper as soon as it is distributed, and then to call or visit the apartments promptly, because desirable places tend to be taken quickly. Be aware that many newspaper listings are placed by real estate brokers, rather than by owners or landlords. Brokers charge a fee to find you an apartment
Neighborhood Resources
As you conduct your search, don't forget to check notices for apartments on bulletin boards at your own school, at a nearby campus, or in neighborhood stores. Some schools restrict access to such bulletin boards to their own students. Off campus you can often find housing notices posted at local supermarkets, restaurants, bus stops, lamp posts, bookstores, copy services, or Laundromats. You can also use these bulletin boards to post your own notice stating what type of apartment you are looking to rent or share. Your card or flier should include your name (first name only), a phone number and/or an email address where you can be reached, and the type of apartment or living situation you are seeking. For personal safety reasons, do not include your full name or address; you may even want to use an alias.
Some areas have special community organizations that can provide you with housing advice. The Southern Brooklyn Community Organization, for example, offers a free housing referral service at 718-435-1300 for people who wish to live in the area. Call for an appointment.
Online Housing Resources
In addition to the newspaper websites already mentioned, there are a number of housing resources on the web that might prove useful in your search. If you are affiliated with a university, the first place you'll want to look is on your school's website. Many campus housing offices offer online resources and listings which mean's you can get a head-start on your search (even before leaving home!). Additionally, there are many "public" online housing resources such as:
- newyork.craigslist.com
- www.roommates.com
- www.sublet.com
The New York City Rent Guidelines Board (RGB) hosts a website (www.housingnyc.com) which provides important information about rental housing in NYC including an apartment guide, research reports, rent guidelines, and the tenant's rights guide. There is also an email question and answer service available through this site.
Real Estate Brokers
Many apartments in New York City are rented through real estate agents, or brokers, who charge a finder's fee to those for whom they locate apartments. This fee, which is rarely negotiable, can range anywhere from one month's rent to 10-18% of the annual rent. For example, for an apartment that costs $1,000 per month (or $12,000 per year), a broker's fee of 15% would total $1,800; you would pay this in addition to the first month's rent and the security deposit required by the landlord.
Since cheaper apartments can be hard to find, and brokers earn larger fees on more expensive rentals, a broker may try to persuade you to accept an apartment that is more expensive than you can afford. In working with a broker, be prepared to insist that you will look only at apartments that are within or close to your price range.
If you decide to use a broker, be sure the fee is payable only after the agency has found an apartment and you have signed a lease. Some agencies charge a referral fee (anywhere from $100 to $250) that entitles you only to look at their lists of available apartments; it is up to you to visit and negotiate for the apartments yourself. Paying for these lists can be risky because there is no guarantee that the listings are exclusive or even up to date.
Chapter 3: What Decisions Do You Have To Make?
As you begin to look for housing, there are a number of things you should think about and decisions you need to make. The more advance planning you can do the more effective and successful your search will be.
Your Budget
Before you can make a decision about where to live, you need to think very carefully about your budget and how much you can afford. Put together a monthly worksheet for yourself before you begin to look for housing so that you have a good idea of how much you can afford to spend. Click here for a suggested budget worksheet that will help you estimate your income and expenses. As a general rule, it is recommended that you try to spend no more than 1/4 to 1/3 of your total monthly income on rent, though this can be difficult to achieve and you may have to compensate in other areas.
It's a good idea to open a checking account at a local bank as soon as you can. It helps if you have a credit history-you may want to start building one right away. Otherwise you will need to carry cash or travelers' checks in U.S. dollars so that you are ready to make required payments for a security deposit, the first month's rent, etc.
Safety
Make safety a high priority when looking for a place to live. The best way to judge an area is to visit it yourself and see if you feel safe and comfortable there. Keep in mind that neighborhoods in New York City can change significantly from block to block, so rather than judging an area by its name (Chelsea, East Village, etc.), it's better to walk around and evaluate the surroundings yourself. Talk to shopkeepers on the block. If a shopkeeper tells you that he or she has been robbed in the last month, chances are that an apartment in this neighborhood may not be very safe either. A well-lit, busy street is usually safer than a dark, private street. Be sure that the front door of the building is locked and the entry hall well lighted. If you can't afford an apartment building with a doorman, look for other safety features nearby: a doorman next door, a 24-hour shop or restaurant nearby, or a police station.
Location
How far away from your school or work are you willing to live? Your rent could be substantially lower if you're willing to travel a little farther, particularly if your school or office is located in Manhattan. Take a look at subway or bus maps to see what transportation options are available in each area you are considering.
New York City is divided into five districts, called boroughs: Manhattan, Brooklyn, Queens, Staten Island and the Bronx. Manhattan is the commercial and cultural center of the New York metropolitan area; rents here are correspondingly higher than in the outer boroughs or in nearby New Jersey. Convenience is a big factor in housing cost, so the areas that are closest to Manhattan are usually more expensive than those farther from the city center.
It can be very helpful to take a friend along for advice when you are looking for an apartment in an unfamiliar neighborhood. Joining a local walking tour led by a tour guide is another good way to find out about an unfamiliar area. Check out our MetroWalks schedules or have a look at The New York Times Weekend supplement or the Around Town section of Time Out magazine.
New York City and Beyond
Manhattan
The island of Manhattan is the smallest borough, but certainly the best known, since it is the heart of the cultural and commercial activity of New York City. Only 13.4 miles long and 2.3 miles across at the widest point, Manhattan is the most expensive and densely populated (1.5 million residents) of the five boroughs. It offers a wide range of neighborhoods and accommodation options that differ considerably in price, size, convenience, and safety. There are few bargains; most rents range from moderately to prohibitively expensive, forcing many people to seek housing in the outer boroughs. In general, the further uptown you go, the cheaper the rent prices. Neighborhoods such as Washington Heights, Harlem, and Inwood, which are the most distant from downtown Manhattan, tend to be much less expensive than that further downtown. Some pockets of lower Manhattan (specifically near the site of the World Trade Center) offer rental incentives such as reduced rent or no broker's fee in order to attract tenants and revitalize the neighborhood. All subway lines except the G line run through Manhattan, and most neighborhoods are easily accessed by public transportation.
Brooklyn
With nearly 2.5 million residents, Brooklyn has the largest population of the five boroughs. One third of its residents are foreign born, and it is home to a variety of ethnic groups, including African Americans, Italians, Jews, Russians, Middle Easterners and Caribbean Islanders. Because of the high cost of housing in Manhattan, a growing number of students, artists and young professionals are moving to Brooklyn, particularly to the neighborhoods of Williamsburg, DUMBO and Greenpoint. While Brooklyn offers a wide variety of housing options, there are some areas-such as Park Slope and Brooklyn Heights-where rent prices can be as expensive as Manhattan. Some neighborhoods to explore in Brooklyn are Clinton Hill, Forte Greene, Carroll Gardens, Cobble Hill, Prospect Heights, Crown Heights, Windsor Terrace and Sunset Park, among others. Linked by numerous subway lines, many neighborhoods in Brooklyn are only a short ride away from downtown Manhattan.
Queens
Queens is the largest borough, covering 108 square miles, and is also the most international, with 40% of its two million residents born outside the United States. Safe, comfortable, and convenient for shopping, Queens is composed of largely residential, ethnically diverse, family-oriented communities. In general, Queens is one of the most affordable boroughs in New York City, with average rents significantly lower than in Manhattan and even some parts of Brooklyn, although some neighborhoods, such as Astoria are becoming more expensive. Some popular neighborhoods in Queens are Astoria, Flushing, Jackson Heights, Rego Park, Elmhurst, Long Island City and Woodside. Served by several major subway lines, Queens is generally accessible to Manhattan as well as Brooklyn.
The Bronx
The Bronx has the distinction of being the only borough of New York that is not on an island. A largely residential area with 1.2 million inhabitants, the Bronx is home to diverse communities, including large numbers of Central and Eastern Europeans, African Americans, and Puerto Ricans. Because of its distance from central Manhattan, rent in the Bronx tends to be very affordable. The Northwest Bronx is a good area in which to look for housing, and the Fordham University area, Riverdale, Pelham Parkway and Italian Belmont areas are also popular with young people and students. The borough is linked to Manhattan by 12 bridges and 8 major subway lines, and has its own network of public and private bus lines. If you're attending school in one of the other boroughs, be prepared for a long subway commute. However, you might find that spending the extra time on the subway or bus is worth the reasonable rent that the Bronx can offer.
Staten Island
The city's "greenest" borough with the smallest population (fewer than 500,000); Staten Island seems a world away from the bustle and tumult usually associated with New York City. Winding streets, neat lawns, and a view of New York Harbor enhance the quiet, suburban atmosphere of Staten Island. Only the Manhattan skyline visible in the distance is a reminder that the island is New York City's fifth borough. While a rather long commute to Manhattan makes this borough a less desired place to live, the lower rent is a definite attraction. Lower Manhattan is 30 minutes away via the Staten Island Ferry (free) and several express buses, and the Verrazano-Narrows Bridge connects the island with Brooklyn. To get around on the island, there are both bus and limited subway systems.
Nearby New Jersey
Across the Hudson River a short distance from Manhattan lays another opportunity for affordable housing. Several cities in nearby New Jersey have attracted numerous students, young professionals, and artists. Hoboken and Jersey City, for example, are easily accessible to Manhattan via PATH trains. You might also consider Union City and West New York, both with large Latin American populations. If you are lucky, you might just find an apartment with spectacular river views of Manhattan! Before you decide to live on the other side of the Hudson, however, you may want to consider the double-and sometimes triple-transportation fares you will have to pay to commute to New York City, plus the high cost of long distance phone calls across the state line. Think also about whether or not you will feel too "cut off" from the mainstream of city life in New York.
Roommates
Sharing an apartment is a common solution to the problem of high rents in New York. You may not have considered this before, but many students and young professionals find people like themselves to share the high costs of living in the city. Entering into a roommate situation does require cooperation and sharing, so be sure to choose a roommate very carefully. Here are some things to think about before making such a commitment:
Space: With the high cost of living in New York, space can be a luxury, but before agreeing to share housing with one or more roommates, evaluate your possessions and your lifestyle, and think about your personal priorities. A studio might be fine for one person, but two people living in a single room might find the situation intolerable. In a shared situation, the kitchen and bathroom facilities should be available to everyone. Usually the living room is also shared space, where roommates receive guests and socialize, but in some cases this may need to be sacrificed to make room for a roommate to sleep. Think in advance about your personal need for privacy and whether you will have a quiet area for studying.
Expenses: Rent and utilities are normally divided by the number of roommates, although rent may be prorated depending on the size of the room. You could ask what your share is relative to the overall rate, in order to be sure the agreement is fair. You may be asked to pay an additional one month's rent as a security deposit (see p. 29 for more information). If there is a shared telephone, bills are divided equally for basic monthly service, but each roommate is expected to pay for their own calls. Remember that if one roommate moves out without paying their share of the rent, the landlord has a right to collect the rent from the tenants who remain in the apartment.
Make a Contract: Before moving in together, it's a good idea for you and your roommate(s) to draw up a written contract, establishing how your joint home will be run. At the expiration of the contract, you can renew your agreement if all roommates are still happy with the situation. However, if one roommate wants to move out before the contract expires; written notice should be given one month in advance. It is also common courtesy for the roommate who is leaving to help in the search for a replacement roommate to share the rent.
When writing up a roommate contract, think about covering these items:
-Rent & Utilities: What is everyone's share? If the landlord requires a single check, which roommate will be responsible for writing it? Who will pay the security deposit? How and when will the security deposit be returned? Remember that if you are the primary person on the lease, you will be held responsible.
-Space: Who will occupy which room? How will you divide up closet or drawer space? What are the rules for use of the common areas (i.e., kitchen, living room, and bathroom)?
- Household chores: Who will take responsibility for cleaning which space, and on what schedule?
- Meals: Will you share food, shopping and cooking responsibilities? If so, how will you split the costs and the work?
- Noise: What hours can the TV be on? How late can music be played?
- Overnight guests: Is it permissible for boyfriends or girlfriends to stay over? How about other guests
- Other considerations: What will be your policy on smoking? Keeping pets?
- Moving out: If one of you decides to move, how much notice must be given? Must the departing tenant find an acceptable substitute?
It is best to put your understandings in writing. Oral agreements are too easily forgotten or misinterpreted after the fact.
There are several ways to find people looking for roommates. Professional roommate agencies can introduce you to potential roommates, but they often charge a hefty fee, with o guarantee of success. Generally, for students the best advice is to check your campus housing office, look on local bulletin boards, or simply ask around on campus.
Chapter 4: What Do You Need to Know About Housing Laws?
The Lease
A lease is a written contract, which defines the terms by which a particular apartment is rented. It is written by the landlord and presented to the tenant for signature. Since a lease is a binding legal document you should carefully review it before you sign. After the lease has been signed, it is too late to make changes.
A lease should contain the following information:
- The name and address of the landlord and tenant
- The amount of rent and the date each month the rent is due
- The number of tenants
- The term of the lease (when it begins and ends)
- Who pays the utility bills (electricity, gas and heat): the landlord or tenant?
- Who is responsible for repairs and what cosmetic or significant
structural changes can the tenant make to the apartment
Occasionally landlords offer apartments on a month-to-month basis, rather than on a 1-2 year lease. In this situation you are known as a "tenant at will," and the arrangement may be terminated by either party provided that written notice is given at least 30 days before the next rent payment is due.
These are the DO'S and DON'T'S of signing a lease:
DO discuss and negotiate any problem areas in the lease before you sign it; be sure to write your initials beside all changes that you and the landlord make in the lease.
DO make sure that you receive a copy of the lease with both your signature and the landlord's signature on it.
DO make sure that all the provisions of the lease are legal. Clauses that prohibit children or overnight guests are NOT legal; check with a tenants' association or a lawyer if you have questions about your
lease.
DO remember that you are legally responsible for the payment of rent quoted in the lease.
DO find out what the rules are about such things as keeping a pet, disposing of garbage, making noise, subletting, etc.
DO find a safe place to keep the lease. You may want to consider renting a safe deposit box at the bank as a very secure way of storing important documents.
DON'T rely on oral agreements. Only written agreements in a lease are legally binding.
DON'T sign the lease until you are satisfied that you understand everything in it, including the legal jargon.
DON'T sign the lease if there are blank spaces. Cross out all blank spaces before you sign so no one can make any new changes.
DON'T feel pressured into signing the lease before you've had time to read it over slowly and carefully.
Note: It is difficult to break or alter a lease once it is signed, but if your circumstances change unexpectedly and you need to leave your apartment before the lease expires, it is worth speaking with your landlord to ask if special arrangements can be made. In some cases, the landlord may be willing to let you leave on 30 days notice, although you may have to forfeit your security deposit or agree to find a subtenant.
Security Deposits
Upon signing a lease, you will have to pay a security deposit of up to one month's rent to your landlord before you move into your apartment [note: this requirement may be increased to three or more months' rent if you are an international student without a guarantor]. The landlord is required to place your security deposit in an interest-bearing bank account, and you should be credited yearly with the current rate of interest on this account minus a one percent service charge. When you sign a renewal lease, the landlord may require that you increase the amount of the security deposit to equal the new monthly rent. Your landlord is entitled to use your security deposit to pay or any damages (beyond normal "wear and tear") to the apartment during your occupancy. Otherwise, your deposit is returned to you when you move out, assuming your rent has been paid in full.
Rent Stabilization
Rent stabilization is a special New York City law that protects tenants in certain apartments. Rent stabilization applies to buildings constructed between 1947 and 1973 that contain six or more units and are not co-ops or condos. This law means that the city government controls the price that the landlord can charge. Before you sign a lease you should find out if your building is rent stabilized. To find out more, visit www.dhcr.state.ny.us or call
212-961-8930.
Rent Increases: If you live in a rent stabilized building, your landlord can increase your rent only by a fixed percentage each time you sign a new lease. When you first move in, your rent is based on a fixed percentage over the price that the former tenant was paying. The law says that the landlord must show you a copy of the former tenant's lease, but you must ask to see it. You may choose to sign a lease for one or two years. The exact percentages of allowable increases change each year and are determined by the Rent Guidelines Board, which can be reached at 212-385-2934 or by emailing ask@housingnyc.com (website: www.HousingNYC.com) for more specific information.
Vacancy Allowance: A vacancy allowance is a one-time fee that the landlord can charge a new tenant when they move into a rent stabilized building. The legal amount for a vacancy allowance also changes each year. This is in addition to the normal annual rent increase.
Your Right To Have A Roommate
An apartment is rented to whoever signs the lease and his or her immediate family members, including a spouse, children, parents, or siblings. A tenant living alone has the right to invite one additional occupant to share the apartment. The landlord's consent is not required, but you are required to notify the landlord within 30days after a roommate moves in. Occupants (i.e. those whose names are not on the lease) do not have the same rights as tenants
Your Right To Sublet
A tenant has the right to sublet their apartment to a subtenant. To sublet, the tenant must obtain permission from the landlord. If you decide to sublet your apartment to another person, you should make a written contract with that person. Remember that you are responsible for the actions of your subtenant, even when you are away.
You’re Obligations as a Tenant
In renting your own apartment, here are some requirements to keep in mind. As a tenant you must:
Take legal responsibility for paying the rent each month for the full term of the lease. This means that if the landlord requires you to sign a 12-month lease, you must pay for all twelve months even if you move out after the school year (9 months) ends.
- Pay your rent promptly on the date stipulated in the lease
- Keep the apartment in good condition
- Obtain the written consent of the landlord before making structural changes in the apartment, such as painting or attaching shelves
- Be considerate of your neighbors and do not make too much noise.
- Leave the apartment in its original condition when you move out
- Supply the apartment with your own furniture and kitchenware (unless you have rented a "furnished" apartment)
- Dispose of garbage, trash, and recyclable materials in accordance with the landlord's instructions
Note: If you violate certain provisions of the lease you can be legally removed from the apartment
Your Landlord's Obligations
By law, your landlord must:
Provide heat in your apartment from October 1st to May 31st
Provide hot and cold running water year-round.
- Maintain the public areas in and around the building, collect the garbage, and provide lighting in the public spaces
- Repair your apartment.
- Paint your apartment every three years.
- Provide a bathtub or shower, a toilet, and a kitchen sink inside your apartment.
- Maintain a safe, weatherproof building that is free of rats, mice, and bugs.
- Install smoke detectors that are clearly audible in any sleeping area
- Furnish a locked mailbox with the tenant's name on it.
- Install a peephole in your apartment door, so that you can see visitors without opening the door
- Install a chain-door guard on the entrance door of your apartment to permit partial opening of the door to see visitors
- Install mirrors in each self-service elevator so that you can see if anyone is on the elevator before you get on
- Have access to your apartment, with sufficient prior notice, to provide repairs or services
- Be permitted to enter your apartment, without any notice, in case of a fire
Where To Get More Legal Information About Your Rights As A Tenant
You do not have to be an American citizen to ask for help from the following agencies.
Metropolitan Council on Housing
339 Lafayette Street, #301
New York, NY 10012
Tel: (212) 979-0611
Website: www.metcouncil.net
This office provides information and assistance on rent stabilization, housing regulations, etc. and help with problems you may have with a landlord or real estate broker.
Department of Housing, Division of Code Enforcement
New York Government Citizen Service Center 311
To contact the Department of Housing, call 311 (24 hours a day, 7 days a week) to report code violations such as lack of heat, hot/cold water, electricity and apartments in disrepair, and faulty plumbing. Use this resource after you have first approached your building's superintendent or the managing agent about the problem.
The New York City Rent Guidelines Board
51 Chambers Street, Suite 202
New York, NY 10007
Tel: (212) 385-2934
Email: ask@housingnyc.com
Website: www.Housingnyc.com
The NYC Rent Guidelines Board is the agency that establishes rent adjustments for all rent-stabilized apartments in New York City. Their website provides comprehensive, up-to-date information on the New York City housing market, along with a variety of resources to help tenants and landlords understand their rights and obligations. Website features include: the New York State Attorney General’s “Residential Landlord/ Tenants Guide;" tips on finding apartments and online listings; email Q/A; housing "fact sheets;" and other general housing information.
Chapter 5: What Do You Need to Do After You Move In?
Setting Up Utilities
Water is generally provided at no extra cost to you, but gas and electricity are considered separate utilities. Some landlords include the cost of electricity and gas in the monthly rent, while others do not. If your landlord does not provide these services, you will have to make arrangements directly with the utility companies to have your gas and electricity turned on.
In Manhattan, the Bronx and parts of Queens, call Con Edison for both gas and electricity:
(800) 752-6633; website: www.coned.com
In Brooklyn, Staten Island and other parts of Queens, call Con Edison at the above number for electricity only. Call KeySpan Energy Delivery for gas:
(718) 403-2000; website: www.keyspanenergy.com
In New Jersey call Public Service Electric and Gas Company (PSE&G) for both gas and electricity;
(800) 350-7734 (general inquiries) or (800) 436-7734 (emergencies); website: www.pseg.com
On Long Island call Long Island Power Authority (LIPA) associated with KeySpan Energy Delivery for both gas and electricity:
Gas: (800) 930-5003 (billing and general inquiries) or (800) 490-0045 (emergencies) website: www.keyspanenergy.com
Electricity: Tel: (800) 490-0025 (billing and general inquiries) or (800) 490-0015 (emergencies) website: www.lipower.org
Even if the electricity and gas are already turned on in your apartment when you move in, you must call the proper companies to have the account registered in your name as of the date of your move. In some cases, you will be required to visit the company in person and bring a notarized copy of your lease with you. You may also have to pay a deposit in addition to a service charge for having the utilities turned on.
Arranging for Telephone Service
Telephone service is never included in the rent. You will have to make your own arrangements when you want to connect telephone service, and you will have to purchase or rent a telephone instrument.
Installation: Your local phone company will install service in about one week. You will have to pay a security deposit as well as a one-time installation charge that will appear on your first telephone bill. See the "Basic Home Telephone Service" section in the beginning of the White Pages of the telephone directory for details. When you establish local service, you must also choose a long distance company. Take the time to research the long distance provider to see which plan is best for you.
In the New York metropolitan area, call Verizon for general information on telephone installation at (718) 890-1550. In New Jersey call (800) 427-9977 (in-state) or (800) 755-1068 (out-of-state). For telephone service repairs, call (800) 275-2355 (New Jersey) or (212) 890-6611 (New York). Or, visit their website at www.verizon.com.
For a complete list of other local telephone service providers, consult the White Pages of the telephone directory.
Local Service: Before you order your phone service, read the "Basic Home Telephone Service" and "Local and Regional Calls" sections in the front of the White Pages of the telephone directory. Familiarize yourself with your options and don't let the salesperson pressure you to order extra services (e.g., call waiting, unlisted number, etc.)That you do not need. These features incur extra charges over and above the cost of basic service. Cell phone service may be considered as an alternative or in addition to your land-line service.
Long distance and International Service: You need to select a company to provide you’re international and U.S. long distance calls. There are a number of long distance companies; some of the most widely used are AT&T, MCI and Sprint. Your local phone company may also offer long distance service.
Long distance providers offer a variety of services and pricing plans. Think about how often and at what times of day you will make long distance and/or international calls. Charges vary based on what time you make the call and where you are calling. You can call the long distance companies to get specific information about their costs, services and special low-cost calling plans for long distance and international calls. Remember, long distance service is considerably more expensive than local calls, so it pays to shop around for a cost-effective plan.
AT&T: (800) 222-0300; or visit www.att.com
MCI: (800) 444-3333; or visit www.mci.com
Sprint: (800) 877-4000; or visit www.sprint.com
Verizon: (718) 890-1550; or visit www.verizon.com
Pre-paid phone cards that allow you to call long distance via a local number can provide a cheaper alternative to these services. Phone cards can be purchased from newsagents and some supermarkets and pharmacies. It is worth comparing rates for the country you recalling and card prices as these can vary quite widely. Make sure you keep a card in the house for any emergency calls if you do not have international service on your line.
Internet Service: Ask at your college or university whether they offer a free internet connection. Many schools do. If you have an internet connection, you may also want to find out about internet telephony (using the internet to make phone calls).
High-Speed Internet Access (DSL and Cable) is available for a monthly fee in most New York area residential neighborhoods. There are a number of high-speed internet service providers-check the yellow pages for a complete listing. And, be sure to shop around as price and service quality can vary widely.
Mobile Phone Service:
Cingular: (800) 331-0500; or visit www.cingular.com
Sprint: (800) SRPINT 1; or visit www.sprint.com
T-Mobile: (800)-T-MOBILE; or visit www.t-mobile.com
Verizon Wireless: (800) 256-4646; or visit www.verizonwireless.com
Buying Furniture & House wares
If you plan to buy new furniture and house wares for your apartment, there are a number of reasonably priced stores-such as IKEA-that you can visit, either online or in person. Major department stores and retailers such as Bloomingdale's, Macy's, Century 21, and Bed Bath and Beyond, Target and Kmart are good options to explore when setting up your new home. While higher-end stores such as Crate & Barrel, Pottery Barn, ABC Carpet & Home, Restoration Hardware and Williams-Sonoma may not be in your budget, these stores sometimes offer good deals (and are great for "window" shopping!).
Alternatively, it is worth checking bulletin boards (on campus and around your neighborhood) for second-hand furnishings for sale and notices of garage or stoop sales. Online bulletin boards such as Craigslist (newyork.craigslist.com) are good resources for second-hand household items. Neighborhood thrift shops such as Housing Works, the Salvation Army and Goodwill, are also good options to explore when seeking low-cost, second-hand furnishings. In some areas, like the Upper East Side, you may even be lucky enough to find good quality items that have been thrown out and left on the pavement for collection.
Checklist for Making Your Home Safe
When you are ready to move in, there are a few safety issues to think about.
Always change the locks of the former tenant. You never know who may have a copy of the key.
- Invest in the best when you buy new locks; you can take them with you when you move. A good lock has three components: 1) a drop or dead bolt, 2) a pick-resistant cylinder, and a guard plate over the cylinder.
- If your apartment is located on the ground floor or the top floor, or can be accessed from a fire escape, window locks (and, in some cases, window gates) are especially important. Ask a neighborhood locksmith, hardware store or your building superintendent for advice on securing your doors and windows. (Be sure that any gates on your windows can be opened from the inside in an emergency.)
- Locate your local police station (precinct office) and keep the telephone number in a handy place. Your local precinct may also be able to offer you recommendations on locks, window gates, and alarms, as well as other safety tips for your particular neighborhood.
- Keep your door locked at all times.
- Don't give your keys to anyone. Don't put your name and address on your keys or key ring! And, never leave an extra key under your doormat, in a mail box, or any other publicly accessible place.
- Report lost or stolen keys promptly to the building owner or superintendent and have the locks changed immediately. If your apartment is broken into, report it to the police.
- List only your last name and first initial on your doorbell, mailbox, and in the telephone book. If you wish to be unlisted in the telephone book, you can do this for a fee when you set up your account.
- Never open your door without knowing who is on the other side. Most apartments have a peephole in the door that enables you to see who is outside. Always ask visitors to identify themselves and to provide proof of identification. And, never "buzz" anyone into the building whom you don't know.
- Make sure you are provided with one or more smoke detectors. Landlords are required to install these safety devices in each apartment, except for apartment houses with water sprinkler systems. Remember to change the battery in your smoke detector at least once a year. It is also advisable to purchase a carbon monoxide detector for your apartment. Smoke and carbon monoxide detectors can be purchased at a local home or hardware store.
- In case of a blackout or other emergency, it is prudent to keep water, canned food, can opener, candles, first aid kit, flashlight(with batteries) and a battery powered radio in your apartment.
- Finally, protect your belongings from damage (or loss) due to fire or theft by obtaining renter's insurance. A listing of insurance companies can be found in the Yellow Pages of your telephone directory.
Internet Resources
Getting Settled in New York City
Metro International: www.metrointl.org
Transportation Maps
Metropolitan Transportation Authority (MTA): www.mta.nyc.ny.us/mta/maps.htm
PATH Train (Port Authority of NY & NJ):www.panynj.gov
New Jersey Transit: www.njtransit.com
Straphangers Campaign: www.straphangers.org
Apartment Shares
Craigslist: www.newyork.craigslist.org
Roommates.com: www.roommates.com
Renting & Subletting an Apartment
Rent-Direct.com: www.rent-direct.com
Sublet.com:www.sublet.com
Tenant's Rights
The New York City Rent Guidelines Board: www.HousingNYC.com
Metropolitan Council on Housing: www.tenant.net
Newspapers
The New York Times:www.realestate.nytimes.com
Village Voice:www.villagevoice.com/realestate
Newsday:www.newsday.com
Staten Island Advance: www.silive.com/advance
Jersey Journal: www.nj.com/jjournal
Record: www.bergen.com
Star Ledger:www.nj.com/starledger
Buying Furniture & Housewares
ABC Carpet & Home: www.abchome.com
Bed Bath & Beyond:www.bedbathandbeyond.com
Bloomingdale's: www.bloomingdales.com
Century 21 Department Stores: www.c21stores.com
Crate & Barrel:www.crateandbarrel.com
Housing Works Thrift Shops: www.housingworks.org/thrift/hours.html
IKEA: www.ikea.com
Kmart: www.kmart.com
Macy's: www.macys.com
Pottery Barn: www.potterybarn.com
Restoration Hardware: www.restorationhardware.com
Target: www.target.com
Williams-Sonoma: www.williams-sonoma.com
Computer & Electronics
COMPUSA: www.compusa.com
Amazon: www.amazon.com
Newegg: www.newegg.com
Wal Mart: www.walmart.com
Navigating New York City
New York City may strike the newcomer as a difficult place to navigate, but once you grasp a basic idea of the geography of the city and learn the different forms of transportation, then getting around will become easy.
Manhattan streets are laid out in a grid pattern, with avenues running north and south (uptown and downtown) and streets east and west (cross-town). Fifth Avenue divides Manhattan into the east and west sides. South of 4th Street in the Village, the streets follow an irregular pattern and have names instead of numbers.
Get yourself a good street map (available in bookstores); this will be especially useful for finding locations in New York City's other boroughs-Brooklyn, Queens, The Bronx, and Staten Island. Or go online to a site such as MapQuest (www.mapquest.com) or Straphangers (www.straphangers.org).
Key to Manhattan Street Addresses
Manhattan's numbered streets are all labeled "East" or "West." Pay attention to these designations, because they denote different addresses. To determine which avenue is nearest to a street address, use the following chart.
Example: 356 West 34th Street is located between 8th and 9th Avenues.
| East Side | West Side |
| Street # | Cross Street | Street # | Cross Street |
| 1 | 5th Avenue | 1 | 5th Avenue |
| 101 | Park or 4th Avenue | 101 | 6th Avenue (6th Avenue is known as the Avenue of the Americas south of Central Park) |
| 201 | 3rd Avenue | 201 | 7th Avenue |
| 301 | 2nd Avenue | 301 | 8th Avenue |
| 401 | 1st Avenue | 401 | (9th Avenue is called Columbus Avenue north of 59th Street) |
| 501 | at York Avenue or Avenue A | | |
| 601 | at Avenue B | | |
Key to Manhattan Avenue Addresses
To determine the approximate cross street for addresses located on the avenues, try the following formula:
| Cancel the last figure of the house number |
|
| Divide the remainder by two |
|
| Then add or subtract the key number listed below. The result is approximately the nearest cross street. |
|
Example: 350 Park Avenue is located near what street?
| the last figure (350=35) |
|
| Divide by 2 (=17) |
|
| Then add the key number (for Park Avenue this is 34). This address is located near 51st Street (17 + 34 = 51). |
|
| Street/Avenue | Key Number |
| Avenue A-D | Add 3 |
| 1st and 2nd Ave | Add 3 |
| 3rd Ave | Add 10 |
| 4th Ave | Add 8 |
| Park Avenue South | Add 8 |
| 5th Ave
- Up to 200
- Up to 400
- Up to 600
- Up to 775
- From 775 to 1286
- Up to 1500
- Above 2000 |
Add 13
Add16
Add 18
Add 20
cancel last figure, subtract 18
Add 45
Add 24
|
| 6th Ave | Subtract 12 |
| 7th Ave
- 1 to 1800
- Above 1800 |
Add 12
Add 20
|
| 8th Ave | Add 9 |
| 9th Ave | Add 13 |
| 10th Ave | Add 14 |
| 11th Ave | Add 15 |
| Amsterdam Ave | Add 59 |
| Audubon Ave | Add 165 |
| Broadway
Up to 754
756 to 846
847 to 953
Above 953 |
is below 8th St.
Subtract 29
Subtract 25
Subtract 31
|
| Columbus Ave | Add 59 or 60 |
| Convent Ave | Add 127 |
| Fort Washington Ave | Add 158 |
| Lenox Ave | Add 10 |
| Lexington Ave | Add 22 |
| Madison Ave | Add 27 |
| Manhattan Ave | Add 100 |
| Park Ave | Add 34 |
| Park Ave. South | Add 8St. |
| Nicholas Ave | Add 110 |
| West End Ave | Add 59 |
| Central Park West | Divide by 10 and add 60 |
| Riverside Drive | Divide by 10 and add 72 |
Understanding Classifieds
This apartment is located in the Chelsea neighborhood of Manhattan, on West 20th Street between 7th and 8th Avenues. It has one bedroom in a brownstone building on the 3rd floor; there is no elevator, so you have to walk up. There are hardwood floors, air conditioning, and an intercom connected to the front door of the building. Pets are not allowed. The rent is $2,400 per month, and there is no broker's fee. A phone number is given for inquiries.
This ad is to share an apartment on the Upper West Side, with female leaseholder. She is seeking a roommate who follows Jewish kosher dietary laws, and is also a vegetarian and a non-smoker. The apartment has two bedrooms, and the building has a 24-hour doorman, a laundry room, and a roof deck. Your share of the rent would be $1,175per month, in addition to which you must share the cost of utilities (gas/electricity), as well as the security deposit paid to the landlord. The share is available immediately; to follow up call the name and number given.
(Ads appeared in the Village Voice, 8/1/00)
Housing Listings
Harlem Landmark Guesthouse
435-437 West 147Th Street
Harlem, New York 10031
Phone: 646.261.5397
Fax:347.726.7217
Email: hharlemhouse@gmail.com
| Short-Term Accommodations (Men and Women) |
| Hostels and Hotels | Rates | Notes |
| AMSTERDAM INN
(212) 579-7500
340 Amsterdam Ave
(At 76th Street)
New York, NY 10024
Fax: (212) 579-6127
www.amsterdaminn.com
amsterdaminn@nyinns.com | Daily per person:
Single w/shared bath:$89 - weekday, $99-weekend
Double w/shared bath: $89 - weekday, $99-weekend
Private baths: from $109-weekday, $129-weekend | Advance reservations required. Color/cable TV, telephones, air conditioning, 24-hour concierge, multilingual staff, and fax & copy service at front desk. Cash, credit cards or travelers checks accepted. Maximum stay: 21 days. Total capacity: 28 rooms. |
| BIG APPLE HOSTEL
(212) 302-2603
119 West 45th Street
(Between 6th & 7th Avenues)
New York, NY 10036
Fax: (212) 302-2605
www.bigapplehostel.com
bigapple@concentric.net | Daily:
$95 per room (one or two people)
$35 dormitory bed
(per person, four people to a room).
All rates tax inclusive. Rates subject to seasonal change. | 24 hour reception, free linen, lockers for valuables, laundry room, international call and fax service, common room, Internet access, fully equipped kitchen, and back yard. Total capacity: 100beds. |
|
| CARLTON ARMS HOTEL
(212) 679-0680
160 East 25th Street
(Off 3rd Avenue)
New York, NY 10010
www.carltonarms.com | Daily:
Single: $70-87
Double: $87-101
Triple: $112-122
Quad: $132-142 Weekly:
Single: $440-548
Double: $548-636
Triple: $706-769
Quad: $832-895 | Pay for weekly rental upon arrival and receive a 10: discount. Shared and private baths available. Each room has a sink. Total capacity: 54 rooms. |
| | | |
| CENTRAL PARK HOSTEL
(212) 678-0491
TOLL FREE: (877) 727-5233
19 West 103rd Street
New York, NY 10025
Fax: (212) 678-0453
www.centralparkhostel.com
info@CentralParkHostel.com | Daily per person:
$26-35 Studio apartments: $99-129 daily | Each room holds 4, 6, 8 or 10 beds. Private 2-bed rooms are available with shared bath. Cash or travelers checks only. No credit cards. A foreign passport or international student ID required checking in. Tours and airport transfers can be booked at front desk. 24-hour security, linens included air-conditioning, lockers, and recreation room with pool table & TV lounge. Studio apartments with private bath, TV, and kitchenette. Total capacity: 200 beds. |
|
| CHELSEA INTERNATIONAL HOSTEL
(212) 647-0010
251 West 20th Street
(Between 7th & 8th Avenues)
New York, NY 10011
Fax: (212) 727-7289
www.chelseahostel.com
reservations@chelseahostel.com | Daily per person:
Dorm $28
Private Room (2 people max) $70 | Some rooms available with air conditioning. Passport required checking in. Hostel provides linen, but no towels. Lockers are available. Please bring your own lock. Common kitchen area with coffee and tea available. Recreation room with TV, courtyard, Internet access, laundry facility. Maximum stay: 14 days. Total capacity: 325. |
| FLUSHING YMCA
(718) 961-6880
138-46 Northern Boulevard
Flushing NY 11354
Fax: (718) 445-8392
www.ymcanyc.org/sub.php?p=about&sp=flushing/flushingabout
flushingguestrooms@ymcanyc.org | Daily:
Single $55
Double $75
Triple: $330-simple, $450 double Weekly: Single: $300 Double: $420 | Clean, comfortable, safe and very affordable guest rooms for men and women. Daily housekeeping services, air conditioning and cable TV. Shared bath. Handicap Accessible. Easily accessible by public transportation. Maximum stay 25 days. Total capacity: 127 rooms. |
| GERSHWIN HOTEL
(212) 545-8000
7 East 27th Street
(Between Madison & 5th Avenue)
New York, NY 10016
Fax: (212) 684-5546
www.gershwinhotel.com
reservations@gershwinhotel.com | Daily per double:
Economy: $109-129
Standard room: $129-219
Superior: $139-149
Suites: $219-329 Dorms only: $33-53 | Dorm rooms of 4 or 10 beds. TV room is air-conditioned. Linens supplied, bring your own towel. $33 (+ tax) refundable key deposit. Total capacity: 150 rooms. |
|
| GREENPOINT YMCA
(718) 389-3700
99 Meserole Avenue
Brooklyn, NY 11222
Fax: (718) 349-2146
www.ymcanyc.org/sub.php?p=about&sp=greenpoint/greenpointabout
grpbnb@ymcanyc.org | Daily per single:
Economy: $43
Deluxe: $58
Double Occupancy: $72 Weekly per single:
Economy: $252
Deluxe: $315
Double Occupancy: $371 Monthly per single: Economy: $840 Deluxe: $1170 Double occupancy: $1300 | Economy room includes only single bed. Deluxe room includes double bed, air conditioning, TV, breakfast. Double, triple, & quad rooms available. Access to pool, sauna, fitness center & weight room. $20 key deposit. No cooking in rooms. Shared bath. Maximum stay: 28 days.
Total capacity: 100. |
| HARLEM YMCA
(212) 281-4100, ext 216
180 West 135th Street
(Between Adam Clayton Powell & Lenox Avenue)
New York, NY 10030
Fax: (212) 491-3178
www.ymca.org/sub.php?p=about&sp=membership/locate
HarlemGuestRooms@ymca.nyc.org | Daily:
Deluxe $60
Double $95-125 | $15.00 key deposit. Shared bath. Color TV and air conditioner in all rooms. Access to Health Center. Call for special weekly rates for students. Maximum stay: 28 days. Total capacity: 226 rooms. |
| HOSTELLING INTERNATIONAL-New York
(1-800) 909-4776, ext. 146 (US only)
(212) 932-2300, ext. 155
891 Amsterdam Avenue
(At 103rd Street)
New York, NY 10025
Fax: (212) 932-2574
www.hinewyork.org
reserve@hinewyork.org | Dorms per night/person:
4 bed dorm: $35
6-8 bed dorm : $32
10-12 bed dorm: $30 Special Rooms per night:
"Family Room"
(1 queen bed, 1 bunk bed): $120
"Private Room" (1 queen bed, 1 bunk bed, private bath): $135 | Reservations should be made 7 days in advance. There are a few private rooms for families (sleep 4). Add $3.00 if not an International Youth hostel member. For one year membership: seniors (54 yrs. and up) $18.00, adults (18 yrs-54 yrs.) $28.00. No curfew. Maximum stay: 28days. Total capacity: 624 beds. |
| |
| INTERNATIONAL HOUSE
(212) 316-8473
500 Riverside Drive
(At 122nd Street)
New York, NY 10027
Fax: (212) 316-1827
www.ihouse-nyc.org
guestrooms@ihouse-nyc.org | Dorm room: $50 per night Guest suite: Single: $120 Double: $130 Triple:$ 150 Guest Suite: Single:$130 Double: $145 Triple:$160 Quad: $175 5 person:$190 | Maximum stay: 20 nights. |
| INTERNATIONAL STUDENT
CENTER
(212) 787-7706
38 West 88th Street
(At Central Park West)
New York, NY 10024
Fax: (212) 580-9283
www.nystudentcenter.org
info@nyustudentcenter.org | Daily per person:
Dorms $30 | Women 6-8 bed dorms. Men 8-10 bed dorms. Communal kitchen and lounge. No lockers, but there is a safe and bag storage area. Bring own towel. Maximum stays-summer: 7 days; spring/fall/winter: 2weeks. Total capacity: 50 beds. |
| JAMAICA YMCA
(718) 739-6600
89-25 Parsons Boulevard
Jamaica, NY 11432
Fax: (718) 739-8738
www.ymcanyc.org/sub.php?p=about&sp=membership/locate | Daily per person:
Single: $53
Double: $70 Limited number of rooms available at monthly rate for full-time students studying in New York. Written application required for student rate. | Private rooms with shared showers or baths, single and double rooms available. Conveniently located near subways, LaGuardia and Kennedy Airports. Free gym facility, laundry facilities across the street. $10 refundable key deposit. Total capacity: 266 beds. |
| JAZZ ON THE PARK
(212) 932-1600
36 West 106th Street
New York, NY 10025
Fax: (212) 932-1700
www.jazzonthepark.com
info@jazzonthepark.com | Daily per person: Single: $75
Double $85 Dorm(4 beds): $32
Dorm (6-8 beds) $29
Dorm (10-14 beds) $27 | Price per person includes sheets, towels, blankets and a light breakfast. All rooms have air conditioning. Jazz Cafe and coffee bar, roof top terrace and garden, Internet access. Pizza party once a week. Summer keg parties in the Jazz Cafe: all you can eat and drink for $5. Total capacity: 310 beds. |
|
| LANDMARK GUEST ROOMS
UNION THEOLOGICAL SEMINARY
(212) 280-1313
3041 Broadway
(At 121st Street)
New York, NY 10027
Fax: (212) 280-1488 www.uts.columbia.edu | Daily: Single:$135-155 Double:$145 | Single and double rooms available. Rooms have refrigerator, cable TV, phone (w/ free local calling). Some rooms have kitchenettes. No maximum stay required. Total capacity: 25 rooms/40people |
| 1291 ACCOMMODATION
MANHATTAN YOUTH CASTLE
(212) 927-0102
556 West 173rd Street
New York, NY 10032
Fax: (212) 927-0103
www.youthcastle.com
info@youthcastle.com | November to July: Rates start at $28per night, plus tax. Packages
of 6 night’s available, weekly rate of $168 + tax. | Female dorm available, 6 bathrooms, common room with fridge, microwave and table to eat, TV room, Internet access, all rooms air-conditioned, hard-wood floors. Safety deposit lockers ($1 per stay) are provided, linens, blankets, and towels included. Washing machine & dryer. Passport & ID required for check in. Maximum stay: 24 days. Total capacity: 42 beds in 5 rooms. |
| 1291 ACCOMMODATION
SWISS HOSTEL
(212) 394-9686 (212) 397-5011
337 West 55th Street
(Between/ Times Square and Columbus Circle)
New York, NY 10019
Fax: (212) 956-1619
www.1291.com
1291@1291.com | $40 per night; Private room $100 and up | 28 private rooms and 21 dormitory beds available. Common room with fridge, microwave and dining table, TV room, Internet access, free local telephone, and large garden. All rooms newly renovated. Linens, blankets and towels included. Washing machine and dryer. Passport and ID required for check in. Maximum stay: 28 days. |
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| MURRAY HILL INN
(212) 683-6900
143 East 30th Street
New York, NY 10016
Fax: (212) 545-0103
www.murrayhillinn.com
info@murrayhillinn.com | Daily:
Single w/shared bath $89
Single or double w/private bath from $129(price do not tax) | Reservations necessary, cash & travelers checks only. Weekly singles subject to availability. Maximum stay: 21 days. Total capacity: 46 rooms. |
| GISELE
(212) 666-0559
134 West 119th Street
New York, NY 10026
Fax: (212) 663-5000 | Daily: $25 up - dorm $70 up- 2nd person | Private rooms available shared bathrooms. Maximum stay: 7 days
Manager Gisele Allard can help students find long-term accommodations upon request. |
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| RIVERVIEW HOTEL
(212) 929-0060
113 Jane Street
New York, NY 10014
Fax: (212) 675-8581
www.hotelriverview.com
hriverview@aol.com | Daily:
Single: $36-55
Double: $65-93 Weekly:
Single: $213
Double: $318 | Rooms are private with a shared bath. $5 key deposit. Maximum stay: 21 days. Total capacity: 208 rooms. |
| SEAFARER INTERNATIONAL HOUSE
(212) 677-4800
123 East 15th Street
(At Irving Place)
New York, NY 10003
Fax: (212) 505-6034
www.sihnyc.org
res@sihnyc.org | Daily:
Single with shared bathroom: $76 Single with private bathroom: $106 Double with shared bathroom: $96
Double with private bathroom: $126
| Advance reservations required. Visa/MasterCard guarantees reservation. For a discount on some rooms, students can bring a letter from their school verifying current registration and a valid student ID card. Maximum stay: 21days. Total capacity: 84 beds. |
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| THREE EAST THIRD CORPORATION
(212) 533-7749
3 East 3rd Street
(Between 2nd & 3rd Avenues)
New York, NY 10003
Fax: (212) 673-5387
www.3&3dorm.com
yloria@303dorm.com | Weekly:
Singles $220 | Dormitory style w/ communal bathrooms. Fully furnished, fridge, vanity, TV. Wireless internet available for $5 per week. For single persons only.1 week security deposit required. Must call for appointment (call 9 am-7 pm EST) Total capacity: 28 beds |
| NORTH BROOKLYN YMCA
(718) 277-1600
570 Jamaica Avenue
Brooklyn, NY 11208
Fax: (718) 277-2081
www.ymcanyc.org/SUB.PHP?P=ABOUT&SP=MEMBERSHIP/LOCATE
12townsguestrm@ymcanyc.org | Daily: $40
Weekly: $280 | Private rooms with shared baths. Reservations must be made at least 3 days in advance. Maximum stay: 28 days
Total capacity: 97 rooms |
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| UPTOWN HOSTEL
(212) 666-0559
239 Lennox Avenue
(At 122nd Street)
New York, NY 10027
Fax: (212) 663-5000 giselesuptown@aol.com
www.uptownhostel.com | Daily per person: $25 (dorm) Private room: $55 up Weekly rate: $140 (dorm) | 4-6 people per room, shared bath. Maximum stay: 7 days Total capacity: 10 rooms. |
| UNION SQUARE INN
(212) 614-0500
209 East 14th Street
(At Third Avenue)
Fax: (212) 614-0512
www.unionsquareinn.com
jarroyo@nyinns.com | Daily: Single: $109 Double:$129 | 45 rooms with private bathrooms. 24 hour bellman service. |
| VANDERBILT YMCA
(212) 756-9600
224 East 47th Street
(Between 2nd & 3rd Avenues)
New York, NY 10017
Fax: (212) 752-0210 www.ymca |
