The International Student Guide to Off-campus Housing by Heather Hemmer

The International Student Guide to Off-Campus Housing

Before You Start ........................................................... 3 Types of Off-Campus Housing ......................................... 5 Legal Issues ................................................................. 7 How to Find Ideal Housing ........................................... 13 Other Useful Information ............................................. 19

Table Of Contents

The International Student Guide to Off-Campus Housing The benefits of on-campus housing Unless you’re dead-set on living off-campus, it is important to keep in mind these benefits to living in on-campus dormitories: Proximity to campus buildings—all residence halls are

Community

located in the borough of Manhattan, and most are

music, academics, healthy living, going green or have

just a 5 - 10 minute walk from the Greenwich Campus

international interests, you might enjoy living with

buildings.

others who are just as passionate in working together

No long-term agreement—housing contracts are only

Floors—if

you’re

passionate

about

to promote your shared interests.

for the academic school year. If you plan on going home

Utilities include - heat, hot water, air conditioning,

for the summer, this could be a convenient option.

cable tv and high speed internet are all included in you

Summer housing can be arranged through the Office of

residence stay. Don’t stress about having to pay your

Student Housing and Residence Life. Your New School

bills.

housing is open and available during all holidays, as well as winter and spring break. Academic support—live in an environment that is conducive to studying with students who have similar academic goals of achievement. Security and Safety—there is a security officer positioned at the front desk, monitoring each residence hall 24 hours a day, with live-in hall staff on call every night for emergencies.

In house laundry facilities—students have access to value-card-operated washers and dryers in each residence. Furniture included—each dorm room is complete with a bed, desk, chair, dresser, closet, bookshelf, lighting and wash basket for each student. In house gymnasium—most undergraduate residence halls are outfitted with a gymnasium that is available to its residents.

Organized programming—resident advisors create fun and exciting social and educational events for their residents.

Before You Start

For more information about living on-campus, please visit the Office of Student Housing.

The International Student Guide to Off-Campus Housing Think about the following questions before you start searching for housing: •

How long do you plan to stay?

•

Is this your first time in New York?

•

Do you have any family or friends that already live in the city?

•

What is your budget?

•

How do you expect to pay for housing—parents, on-campus employment?

•

How far do you expect to commute to the city/school?

•

Are there convenient stores nearby—grocery, take-out restaurants, pharmacy, laundry?

•

Will you need a fully furnished apartment or do you plan on buying furniture?

•

Do you want to live with roommates?

•

Do you need a broker to help?

•

Do you need a guarantor?

Before You Start

The International Student Guide to Off-Campus Housing BY TIME Temporary Housing and Residences

Long-Term Housing

You need a place to survive the first few days or weeks

These are usually apartmentsâ&#x20AC;&#x201D;single occupancy,

upon your arrival, while you look for a more permanent

shared or a sublet.

arrangement. If you are an exchange student or scholar

conventionally required when renting for a longer term.

that only plans to stay in New York for one semester or

You have the choice of searching for housing by yourself

less, temporary housing is usually the top choice.

or through a broker.

A lease or an agreement is

Types of temporary housing include: hostels and hotels, bed and breakfast, student residences and homestay.

BY OWNERSHIP RENTING A ROOM IN A PRIVATE HOUSE, APARTMENT & RENTING YOUR OWN APARTMENT

SUBLETTING AN APARTMENT

A rented room in a private home is usually furnished with

students, if allowed by the landlord, as a signer of the

a bed, desk, chair and sometimes a private bathroom.

lease/agreement. The person who rents the premises

Usually you can share the common space, such as the

that you sublet is called a subtenant. Both the signer

living room or dining room, as well as the kitchen. But

and the subtenant are obliged to the lease/agreement.

After you rent your own apartment, you may be able to consider subletting some of the rooms to other

you will need to check in with the owner prior to using these spaces, in addition to adapting your lifestyle to

Learn more about your rights and obligations as a prime

the family or person that you are living with.

tenant or a subtenant.

Sharing an apartment means that you will be sharing obligations, rent and bills with the other people who are also living in the apartment. But as long as your name is not on the lease, you may be flexible with the length of your stay.

Types of Off-Campus Housing

The International Student Guide to Off-Campus Housing BY LAYOUT These are samples only and many apartments are not furnished.

STANDARD APARTMENT Usually consists of a kitchen, living area, bathroom and private sleeping area. It can be a part of a co-op, condo or house.

STUDIO Consists of a living area, kitchen and sleeping area without walls.

The

only private area is the bathroom.

LOFT

Is more open than a standard apartment with the kitchen, living room and dining area completely integrated; some have physical lofts on the second floor or located in the attic.

A true loft should be more

spacious than a studio and with high ceilings.

Types of Off-Campus Housing

The International Student Guide to Off-Campus Housing GUARANTORS What is a guarantor? Often referred to as a co-signer, a guarantor signs the lease with the tenant under the assumption that they have agreed to fulfill all financial responsibilities and obligations in the event that the tenant fails to pay rent or violates the lease agreement.

How does my guarantor candidate qualify? Before your guarantor can co-sign the lease, they will have to provide financial documentation that will verify their income. This could be the most recent tax return, pay stub, statement of financial worth or a credit check. Check with your landlord for a list of documents that you will have to provide.

For most students, guarantors are parents, family members or friends who are currently living in the local or tri-state area.

What if my guarantor changes his/ her mind after they sign the lease? Once your guarantor has signed the lease, they are legally bound to the terms of agreement for the full duration of the lease. If the guarantor no longer wants to assume the responsibilities and obligations of the lease, they must

What if I canâ&#x20AC;&#x2122;t find a guarantor? If the landlord requires that you find a guarantor and you are unable to find one, you will have to look for an apartment elsewhere. This may be a good time to consider renting a room from a tenant that doesnâ&#x20AC;&#x2122;t require you to sign a lease or moving in with a roommate that already has a guarantor.

wait until the lease expires for their role as guarantor to end.

For more information on guarantor responsibilities and qualifications, please click here.

Legal Issues

The International Student Guide to Off-Campus Housing TENANT WITH A LEASE General Obligations Paying rent in full and on time every month as agreed. Paying any late fees and bounced check fees as defined in the contract, when necessary. Disposing of garbage in an appropriate and timely fashion. Maintaining the property in a reasonable way and making every effort not to damage the property willfully or negligently. Not taking on additional tenants or subletting without the express consent of the landlord. Not creating a disturbance or safety hazard for the other residents living in the building.

Once you sign a lease or agreement for renting property, you become a tenant. Violation of certain provisions of the lease allows you to be legally removed from the house. Learn more about your right as a tenant in New York or New Jersey.

General Rights To exclude the landlord from entering the property except for times agreed upon in writing in advance. To have the security deposit returned at lease-end, minus any expenses arising from damage or unpaid rents. To have the property maintained and appliances repaired in a timely fashion. Not to be discriminated against during the rental or tenancy phases. To be informed in writing of any changes to the contract of landlord-tenant arrangements. Not to be evicted without proper notice.

Legal Issues

The International Student Guide to Off-Campus Housing BEFORE YOU SIGN A LEASE, CONSIDER THE FOLLOWING General Obligations •

How much should the security deposit be? (usually this is one to two months rent).

•

What if you break the lease?

•

Is the rent going to increase after a while?

•

Use this checklist to help you sort out your own concerns.

WITHOUT A LEASE: MONTH-TO-MONTH TENANT Tenants who do not have a lease and pay rent on a monthly basis are called “month-to-month” tenants. In localities without rent regulations, tenants who stay past the end of a lease are treated as month-to-month tenants if the landlord accepts their rent. (Real Property Law § 232-c) A month-to-month tenancy outside New York City may be terminated by either party, by giving at least one month’s notice before the expiration of the tenancy. For example, if the landlord wants the tenant to move out by November 1st and the rent is due on the first of each month, the landlord must give notice by September 30th. In New York City, 30 days’ notice is required, rather than one month. The termination notice need not specify why the landlord seeks possession of the apartment, only that the landlord elects to terminate the tenancy and that refusal to vacate will lead to eviction proceedings. Such notice does not automatically allow the landlord to evict the tenant. A landlord may raise the rent of a month-to-month tenant with the consent of the tenant. If the tenant does not consent, however, the landlord can terminate the tenancy by giving appropriate notice.

Legal Issues

The International Student Guide to Off-Campus Housing LANDLORD OBLIGATION Maintain the property. Make and/or pay for necessary repairs. Provide notifications in writing when the property is being transferred to a new owner, or when other changes are made that potentially affect the tenant. Refrain from turning off utilities in an effort to get unpaid rent or otherwise affect a tenant. Ensure the premises remain safe and deal with other tenants who are causing a problem or who are violating the terms and conditions of their lease.

A landlord or manager may enter rented premises while the tenant is living there without advance notice ONLY in the case of emergency, such as a fire or serious water leak; or when a tenant gives permission.

APARTMENT SHARING With co-tenants

With sub-tenant

Two or more people signing to rent the same rental unit

Sharing an apartment with a subtenant who is

under the same lease or agreement are co-tenants.

temporarily renting the premises that you sublease.

(Under New York law, a roommate only refers to a tenantâ&#x20AC;&#x2122;s immediate family or unrelated occupant, who is invited by the tenant to live with the tenant without signing a lease).

Legal Issues

The International Student Guide to Off-Campus Housing SUBLEASE PRIME TENANT Are you going home for the summer, studying abroad

Be aware that the prime tenant is NOT relieved from

for one semester or leaving before the end of a lease

obligations in the original lease during subletting. You

term? A sublet or sublease allows you to temporarily

are ultimately responsible if the subtenant defaults on

transfer the obligations of a lease. In this situation, you

the rent payment or damages the premises.

are the prime tenant, and the person whom you sublet your apartment to is the subtenant. A tenant who subleases an apartment is called the prime tenant and the person temporarily renting the premises is called the subtenant. Tenants with leases who live in buildings with four or more apartments have the right to sublet with the landlord’s advance consent.

THREE STEPS TO SUBLET YOUR APARTMENT (You should ask your landlord prior to signing the lease. ) Send a written request to the landlord by certified mail, return-receipt requested. The request must contain the following information: (a) the length of the sublease; (b) the name, home and business address of the proposed subtenant; (c) the reason for subletting; (d) the tenant’s address during the sublet; (e) the written consent of any co-tenant or guarantor; (f) a copy of the proposed sublease together with a copy of the tenant’s own lease, if available. Within 10 days after the mailing of this request, the landlord may ask the tenant for additional information to help make a decision. Any request for additional information may not be unduly burdensome. Within 30 days after the mailing of the tenant’s request to sublet or the additional information requested by the landlord, whichever is later, the landlord must send the tenant a notice of consent, or if consent is denied, the reasons for denial. A landlord’s failure to send this written notice is considered consent to sublet.

For additional requirements applied to rent stabilized tenants, view here.

Legal Issues

The International Student Guide to Off-Campus Housing SUBTENANT All the obligations of the original lease become your obligations now. A subtenant has the right to occupy the rental unit for the length of the sublease whether the prime tenant is living in the rental unit or not.

REPORT A VIOLATION AND MORE Department of Housing, Division of Code Enforcement Call 24-hour hotline 311 The New York City Rent Guidelines Board

Legal Issues

The International Student Guide to Off-Campus Housing TEMPORARY LODGING HOTELS AND HOSTELS IN THE AREA As a smart housing hunter, you will want to visit your

For prospective students, parents and friends of a

prospective dream home in person before signing the

current student who are visiting, The New School has a

lease, but you still need a place to survive the first few

list of hotels and hostels in Greenwich Village and the

days or for the first semester while you search for you

Financial District.

apartment. You need temporary lodging.

The Holiday Inn (Downtown/Soho, 138 Lafayette Street) also offers special rates to New School students and faculty. Contact (212) 966-8898 for rates.

LIST OF HOSTELS AROUND THE NEW SCHOOL Women-only lodging Brandon Residence

340 West 85th Street

Tel: (212) 496-6901

Webster Apartment

419 West 34th Street

Tel: (212) 967-9000 or 1 (800) 242-7909

Markle Evangeline Residence

123 West 13th Street

Tel: (877) 317-6911 or (212) 242-2400

Other Residences YMCA of Greater New York West Side YMCA

5 West 63rd Street

Tel: (212) 875-4273

Vanderbilt YMCA

224 East 47th Street

Tel: (212) 756-9600

Harlem YMCA

180 West 135th Street

Tel: (212) 281-4100

Greenpoint YMCA

99 Messerole Avenue, Brooklyn,

Tel: (718) 389-3700 Ext.13

Jazz on the Park

36 West 106th Street

Tel: (212) 932-1600

Jazz Hostels

Jazz on Times Square

341 West 51st Street

(212) 974-6400

How to Find Ideal Housing

The International Student Guide to Off-Campus Housing Other Residences 92nd Street Y (de Hirsch Residence)

1395 Lexington Avenue

Tel: (212) 415-5650

Toll-free (USA & Canada only) 1 (800) 858-4692

Hostelling International New York

891 Amsterdam Avenue

Tel: (212) 932-2300 Ext. 0

International House

500 Riverside Drive

Tel: (212) 316-8400

New York Loft Hostel

249 Varet Street, Brooklyn

Tel: (718) 366-1351

University Place

385 McDonald Avenue, Brooklyn

Tel: (718) 844-5300

How to Find Ideal Housing

The International Student Guide to Off-Campus Housing BED AND BREAKFAST Bed and Breakfast (or B&B) is usually a medium to small lodging that provides overnight accommodation and breakfast. It is a good choice for temporary accommodation. View your B&B options in New York City at http://www.bedandbreakfast.com/manhattan-new-york.html

HOMESTAY Want to improve your English, learn the local culture and form international friendships? A homestay—renting a room from a local family, can make for a wonderful and unique experience that fulfills these needs.

What to expect during a homestay

Holiday homestay

Facilities: Living with a host family, you will share the

One to World provides community visits to upstate

family public space, such as the kitchen, living room

New York and Pennsylvania during traditional American

and bathroom (if you do not have a private bathroom). festivals such as Thanksgiving and Christmas. See Usually students are allowed to use the telephone to

their calendar for this year’s programs.

make local calls for free, the internet, watch TV and do laundry. But make sure you that you receive the

Christmas International House is a Christian ministry

consent from your host before you use these facilities,

designed to offer hospitality to students during the

and always follow their instructions.

Holidays.

Meals: Some homestays include breakfast and/or

Other resources

dinner, but this is not always guaranteed. Host Family: A homestay for many students is a very memorable experience. Different from simply renting an apartment, a homestay allows for more interactions with a local host family. However you should always

Universal Student Housing Sara’s Homestay Homestay Finder Homestay Web NY Homestay Search

follow the guidelines as a guest. Length of Stay: The length of a homestay varies across host families. The minimum stay is usually 2 weeks. Some families are willing to accommodate up to 1 to 2 years. Also see Long Term Housing.

How to Find Ideal Housing

The International Student Guide to Off-Campus Housing LONG-TERM HOUSING How secure is the building? Is there an intercom system or a doorman? Is the front door securely locked? Is the entry well lit? How secure is the apartment? If the apartment is on the first or top floor, or is accessible by a fire escape, are there gates on the windows? Remember, SAFETY IS YOUR HIGHEST PRIORITY. Is it in a convenient location to transportation and necessary services like shopping, laundry, etc? How noisy is the apartment? Consider traffic noise, nearby trains, schools, hospitals, or fire stations. How many flights of stairs will you have to climb if there is no elevator? Will a great view compensate for extra physical labor? 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 working and properly maintained? How many electrical outlets are there in each room? Do a stove and refrigerator come with the apartment? Are both in good working order? Any 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 and request a return receipt before you get the keys.

COST Find out more about housing costs in NYC here.

ASK FOR A BROKER This information should NOT be considered to be an endorsement of the companies or individuals listed. Neither The New School nor its employees assume any responsibility for the accuracy of the information contained therein. Prices are subject to change without notice. With the help of real estate broker, housing hunting becomes much easier. It saves you time and energy looking for housing lists on the internet or even building-by-building. However, when you use a broker’s services you are subject to paying a broker’s fee, usually 15% of the annual rent if you sign a 1-year lease. Outside of Manhattan, the fee may be less, typically equal to one month’s rent. Using a local broker in your area of interest is recommended if you are looking outside of Manhattan. Find licensed brokers at the Department of State – Division of Licensing Services. http://www.dos.ny.gov/licensing/re_broker/re_broker.html

How to Find Ideal Housing

The International Student Guide to Off-Campus Housing No-fee Brokers Most no-fee brokers advertise on craigslist.org or backpage.com. However, 31% (Council of the City of New York 2006 report) of brokers listed as “no-fee” do charge a broker’s fee despite the advertisement. If you need help finding a broker contact the Housing Office.

Classified Advertisements Find housing information from local newspaper or through various search engines. Most newspapers also have their own websites or online editions. www.newyork.backpage.com - The Village Voice extensive listing of properties for sale and rent www.nytimes.com - The New York Times www.realestate.nydailynews.com - The Daily News www.nypost.com - The New York Post www.brooklynpaper.com - The Brooklyn Paper www.adquest3d.com - Courier Life www.newsday.com – Newsday www.timesledger.com - Times-Ledger www.realestate.nj.com- NJ.com NoFeeRentals offers free search of apartments listed by landlords with no broker’s fee. Craigslist is the most notable website with hundreds of updates on housing information everyday. While it is a wonderful resource, some people may also call it a headache—too many options, missing or untruthful descriptions etc. However, smart apartment hunters have shared these useful strategies: •

Know where you want to live.

•

Be realistic about your budget.

•

Look for pictures.

•

Pay attention to the details.

•

If you can, visit the location. If you can’t, try to find someone who can.

How to Find Ideal Housing

The International Student Guide to Off-Campus Housing Walking Around

Word of Mouth

Avoiding Scams

If you have an area in mind that you

Family & Friends:

Deal LOCALLY, and always meet the

would like to live in, walking around

If you have local friends or relatives,

landlord or agent in person.

the neighborhood of your future

soliciting their advice can be a

“home” is a great way to explore the

valuable tool in searching for your

NEVER wire funds via a wire service.

area, gain a better understanding of

future home. Even if you have not

Be careful about who prefers a cash

the neighborhood and potentially

contacted them in 10 years – do

deposit rather than a check before

see advertisements of apartments

NOT feel embarrassed.

you move in.

or rooms for rent. Many landlords

a local resident about housing

advertise on the wall or doors of

options, transportation and safety

Cashing a check leaves a trail.

local stores and/or outside of the

of a neighborhood, is a great way

Unless you marked the money,

building that is for rent. If you don’t

to receive first-hand information.

someone can disappear right away

have time to go in person, ask a

These people will not only prove to

with cash and never be heard from

friend if they can go and collect in-

be a great resource during your first

again.

formation for you.

days in a new city or country, but

Asking

NOT

may become an important part of

give

out

financial

your network during your stay.

information (bank account number, social security number, eBay/PayPal

School Advisors, Alumni, National

info etc.)

Students & Scholars Associations: Many students move during winter/

Do NOT submit credit or background

summer recess.

checks to the landlord or agent until

Contacting your

program coordinator and/or other

you meet them in person.

students in your program is often a shortcut for finding nice and

Always see the interior before you

affordable housing for either a

rent the apartment.

long-term contract or temporary sublease.

If the deal seems too good to be true, it probably is. View examples of fraud or scams and tips to avoid them here and with this article.

How to Find Ideal Housing

The International Student Guide to Off-Campus Housing Family Housing If you have a school-age child as dependent and you want him/her to attend a New York Public School, it is important to know that the school they attend depends on where you live. It is also better to have the dependents come after you have arranged a place for your family to stay. Read more about children attending public high schools (9-12th grade) as an F1 student.

F2/J2 visa holders may attend public U.S. schools during the stay of principal applicants (F1/J1) in the U.S. However they must depart the U.S. at the conclusion of the principal applicant’s stay.

Diversity New York City is famous for its cultural and ethnic diversity, here’s a list of some of the largest ethnic communities in New York City: •

32nd Street Korean Town Supermarkets, Manhattan

•

Little Italy, Mulberry Street, Manhattan

•

Japanese Supermarkets in East Village, Manhattan

•

Dominican community in Washington Heights, Manhattan & Woodside, Queens

•

Ukrainian and Russian Brighton Beach community, Brooklyn

•

Chinatown in lower Manhattan, Flushing, Queens & Eighth Avenue, Brooklyn

•

Mexican community in Corona, Queens

•

Greek community in Astoria, Queens

Transportation Just gave up your car like many other New Yorkers? Find out more about subway and other public transportation in NY metropolitan area: Metropolitan Transportation Authority MTA official site - maps and schedules for the subway, city bus and more. Hopstop Up-to-date transportation directory. PATH PATH train information for commuters between New Jersey and New York. New Jersey Transit New Jersey train and bus schedule, trip planner.

Other Useful Information

The International Student Guide to Off-Campus Housing Utilities Sometimes the rent already includes all or part of the following utility cost; other times you will have to pay your own bills. In the second situation, either your landlord will charge you according to the bills under their account name, which is common particularly when you rent a room in a private house; or more often, you will need to set up your own account. Ask your landlord about which companies provide utilities to your area. Major Utility Suppliers: •

Electricity & Gas: Con Edison, National Grid.

•

TV, cable, phone & internet: Time Warner, Verizon, AT&T, RCN or search for services available in your area.

•

Water is generally provided with no extra charge. Hot water of at least 120 Fahrenheit should be provided

year round.

Furniture Major retail giants like IKEA, Home Depot, Macy’s, Target, Kohl’s, K-Mart and Bed, Bath & Beyond are great for buying the bulk of your furniture at one time. Local stores in your neighborhood can also surprise you with good deal and save you major shipping costs. Yard/Moving Sale: Find out about the latest yard sale by walking around your neighborhood or searching online. Local websites are good source of finding new and used furniture. While some provide free delivery, others may charge extra, or require pickup of used furniture.

Other Useful Information

The International Student Guide to Off-Campus Housing Glossary A/C:

Air conditioning

LEX:

Lexington Avenue

BKR:

Broker

LG:

Large

Blks:

Blocks

LOC:

Location

C/A:

Central air conditioning

MO:

Monthly

CNV/ FLEX: Convertible/flexible. A space such as

Ref:

References

dining room or alcove can be converted into a bedroom.

RR Flat:

Railroad flat. An apartment that

Condo:

Condominium

requires passing through each room to

DRMN:

Doorman

get to the next

DUMBO:

The area in Brooklyn down under

SVC:

Service

Manhattan Bridge Overpass

Util Incl:

Including utilities—usually water,

G/E:

Gas and electricity

electricity and gas.

HF BTH:

Half bath means a bathroom with no

VU:

View

shower or bath, often used as a guest

WLKP-BLDG: Walk-up building, without elevator

bath.

service. It can apply to a brownstone,

townhouse or a post-war 3-6 story

building.

Office of Student Housing

International Student Services

Office of Student Housing

International Student Services

79 Fifth Avenue, 5th floor

New York, NY 10003

Tel: 212.229.5459

Tel: 212.229.5592

Email: universityhousing@newschool.edu

Email: ISS@newschool.edu

Office Hour: Monday - Friday, 9:00 a.m.–5:00 p.m.

Office Hour: Monday - Friday, 9:00 a.m.–5:00 p.m. Drop-in Hour: Monday and Wednesday 2:00 – 4:30 p.m.

Other Useful Information