Off Campus Housing Office

y.h.i.w.

2009-10-29T15:55:28Z

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Identity Theft

2009-10-21T13:41:01Z

Use this link if you cannot see the ID Theft FaceOff Game!

Craigslist Scams

2009-10-14T16:42:13Z

craigslist scams

Off-Campus Update

Update on Rent Stabilization Update on Evictions Update on the Hazards of Temporary Walls Update on Roommate Scams Update on Roommates Update on Guarantors

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Craigslist Scams

We've linked to craigslist.org's warning page on how to avoid scams. Most of the content below has been taken from craigslist.org's helpful advisory on scams: We all know someone or have heard about the scams that take place on Craigslist. So here are some tips for you to consider when using Craigslist! Trust your gut! If you read a listing that sounds great, but something just feels off, trust what you feel. If you get an uneasy feeling from emailing a potential landlord or feel that something just isn’t right, do NOT follow through. If it sounds too good to be true… it is. If a fully furnished, 2-bedroom apartment is for rent in the West Village in a luxury, high-rise, doorman building for $1500, it most likely isn’t real. Never wire money overseas. Many scammers prefer not to meet their victims face to face. Instead, the owner (read: scammer) will “unfortunately” be out of town, or out of the country. You’ll be asked to wire them the funds and then you’ll never hear from them again. Only hand over money once you’ve physically been to the address and seen the apartment. Deal Locally. Only deal locally or with people that you can meet in person - follow this one simple rule and you will avoid 99% of the scam attempts on craigslist. If they cannot meet with you, that should raise a red flag. NEVER wire funds! You should never wire funds VIA WESTERN UNION, MONEYGRAM or any other wire service - anyone who asks you to do so is a scammer. You should be able to meet with them to give payment and recieve a receipt. FAKE CASHIER CHECKS & MONEY ORDERS ARE COMMON, and BANKS WILL CASH THEM AND THEN HOLD YOU RESPONSIBLE when the fake is discovered weeks later. Craigslistst is not Accountable. CRAIGSLIST IS NOT INVOLVED IN ANY TRANSACTION, and does not handle payments, guarantee transactions, provide escrow services, or offer "buyer protection" or "seller certification”. If you are scammed Craigslist has no part and will not reimburse you. Never give out financial information. Never send anyone bank account number, social security number, eBay/PayPal info, etc. AVOID DEALS INVOLVING SHIPPING OR ESCROW SERVICES and know that ONLY A SCAMMER WILL "GUARANTEE" YOUR TRANSACTION. Recognizing scams. Most scams involve one or more of the following:inquiry from someone far away, often in another countryWestern Union, Money Gram, cashier's check, money order, shipping, escrow service, or a "guarantee"inability or refusal to meet face-to-face before consumating transaction.

Craigslist Brokers

Last year TimeOut New York wrote a really great article called Craigslist, deconstructed that we thought we should include:

"1) We’ve all heard this one before. 2) Find out what this means. If there’s a broker, ask how he or she is getting paid. Sometimes the owner or landlord pays the broker a set fee; and in shadier situations, the broker might be skimming a fee off the top of a rent that’s been inflated precisely for that purpose. 3) Is the broker legit? “Make sure the agent has a broker’s license,” advises real-estate attorney Lisa Breier Urban. You can do this by searching on the Department of State site (dos.state.ny.us). “If the ad says ‘For rent by owner,’ verify that this is in fact the owner,” adds Urban. Find a list of deeded property owners on the Automated City Register Information System (nyc.gov/acris), where you can search either by owner name or apartment location. 4) Do a little research to find out whom you’re dealing with. Rapidnyc.com, for example, is the site of a largish Brooklyn outfit stocked with a slew of newly trained agents who recite a group chant at the end of each day (watch it for yourself on YouTube). It’s also not only a rental agency, but a development and construction company as well. 5) If a Match.com photo showed a guy’s elbow instead of his face, how quick would you be to write him? Have the same standards for apartment pictures. And give them a good look to make sure they match the written description. That said, sometimes listings with no photos offer the perk of being less popular, which means you might find a gem and have a better shot at it. But that requires an investment of time and energy. Is it worth it? 6) We’re always a fan of the listings that link to maps; that way you can find out if it’s really “steps from the subway” or even in the neighborhood it claims. FYI, brokers: Crown Heights is not Prospect Heights. *This ad is a composite of real Craigslist ads. Names and photos have been changed to protect the lame-os." Make sure to review our newsletter for additional information on the how to steer clear of common pitfalls...
If you need assistance make sure to contact Off-Campus Services at (212) 998-4620!

Rent Stabilization

2009-09-30T17:19:51Z

Off-Campus Update

Update on Rent Stabilization

Q & A Consultations Listings => DIRECT! Broker Discount

Update on Evictions Update on the Hazards of Temporary Walls Update on Roommate Scams Update on Roommates Update on Guarantors

New

Craigslist Scams

Off-Campus Q & A

Q: “I was ready to sign a lease on a rent stabilized apartment, however; The landlord wanted me to sign a roommate agreement that lists the rent as half of what I am expected to pay. Also, the landlord does not want to document anything else, does not want to give receipts, and would like to be paid in all cash. Can you give me some insight as to why she would want this?” A: A possible reason would be that the renter is leasing a rent-stabilized unit and wants only half the rent documented. By saying that you only pay half of what the landlord is actually charged (though actually charging you more), she can try to protect herself should you file an overcharge claim. Below is some basic information on rent stabilized apartments, overcharges, and how to go about resolving overcharge claims.

Rent Stabilization: The Basics

“Rent Stabilization” refers to a set of laws that protect tenants from steep rent increases by placing limits on how much a landlord is legally allowed to increase a unit’s rent. Many buildings and apartments in the NYC Metro are subject to rent stabilization laws. To find out the status of your unit (or potential unit), you should call the NY State Division of Housing and Community Renewal (DHCR) at 718-739-6400 or 212-961-8930.

Overcharges

Sometimes landlords take advantage or unsuspecting tenants by overcharging rent on stabilized units. It can be very difficult to determine if the landlord is overcharging apartments. Landlords know this and some use complicated equations, which determine rent increases, to squeeze a little extra cash out of their tenants. Although, not all overcharges may be intentional, some landlords may make an oversight in calculating increases by accident. If you can prove that the landlord has intentionally overcharged you, by comparing and analyzing rent increases and charges within the past four years (information you can obtain from the DHCR), you may also be entitled to triple damages. If the landlord must pay triple damages, which means that they are responsible for paying back three times the original costs of the overcharges. Before going straight to court, there are some precautions to take. Make sure the charges are above what the landlord is legally allowed to charge. Every year, a landlord is entitled to increase the rent by a small percentage deemed appropriate by the DHCR and the Rent Guidelines Board. For vacancy leases commencing between Oct. 1, 2009 and Sept. 30, 2010, the vacancy allowance for a one-year lease is 17% (if the owner provides heat to the tenant at no add'l charge) or 17.5% (if the tenant pays for their heat) and 20% (in either situation) for a two-year lease, according to New York City Rent Guidelines Board . So an increase in rent over previous years does not necessarily imply an overcharge. Getting Your Money Back

Alert the Landlord: Upon finding overcharges and gathering appropriate evidence (i.e. your rent history for the last four years, receipts of paid rent, apartment improvement notices, etc.) you need to take the issue directly to your landlord.

The information for this article is take from Mary Ann Hallenborg's book New York Tenant's Rights

The DHCR requires this before even filing a claim. An appropriate way to do this is to write the landlord a letter identifying the charges and giving them a 30-day limit to resolve the issue before filing a claim. It is best to use certified mail to send this letter; it will act as evidence that you have contacted the landlord about the overcharges. Also, you may avoid having to file a claim because many landlords would rather pay back the overcharges immediately instead of being taken to court and paying triple damages (New York Tenants’ Rights). If the landlord fails to respond or refuses to pay back any overcharged fees, you can either take them to court or file a claim through the DHCR.

Go to Court: Going to court will be the fastest way to get your claim heard but it may also be expensive. Some landlords include attorney-fee clauses in which the tenant is responsible in paying the legal costs of the landlord if the judge fails to identify any overcharge fees. It is also advised that you too have an attorney to file a civil court case (New York Tenants’ Rights, 4).
File Through the DHCR: Filing a claim through the DHCR will avoid the court. Unfortunately, this process, which can be done by mail, takes several months/years. The initial decision can take anywhere from eight months to two years. The landlord can then file an appeal that can take from 18 months to three years to process (New York Tenants’ Rights, 4).

Roommates, Not Landlords
Let’s say you planned on moving into an already occupied rent stabilized apartment, as a roommate. Although the landlord may be charging the legal rent, your roommate may be the one doing the overcharging. Tenants who overcharge their roommates are subject to the same penalties and punishments that normally apply to landlords. However, tenants who overcharge their roommates are subject to eviction, as is the overcharged roommate, if the landlord finds out about any overcharging (New York Tenant's Rights).

Make sure to visit our resources page for more comprhensive information on tenant rights!

Living with Overcharges

Although tenants may be overcharged, some refuse to report their landlord or roommates. Sometimes the overcharge may still be rather cheap. For instance, one tenant was being charged $1350 which was double the legal limit. Since $1350 for a share in the West Village is around the average cost of a share in that neighborhood ($1200), the tenant contemplated paying the overcharges to avoid losing the apartment. Also taking into the consideration of any legal fees that may occur and the hassle of filing a claim, it may be easier to accept the charges. Although the Off-Campus Housing Office does not recommend such a situation, many tenants would rather be overcharged because of the convenience and relatively low cost of the apartment. There are many online resources such as the New York City Rent Guidelines Board and the Rent Stabilization Association that can add further insight into rent stabilization and overcharges.

Veterans Day 2009

You are invited to join NYU in celebrating Veterans Day 2009 and the 90th Anniversary of the NYC Veterans Day Parade. NYU programs co-sponsored by the Student Resource Center and the Veterans Alliance. Wednesday, November 11th: Breakfast - 8AM, NYU Palladium Center (140 East 14th Street) Join your classmates and friends for a casual breakfast on campus to begin the day. NYC Eternal Light Monument Ceremony - 10AM, Madison Square Park (5th Avenue at 24th Street) The parade is preceded by the traditional Opening Ceremony at Madison Square Park This ceremony of remembrance and reflection features remarks by the Mayor of New York, other senior elected officials, and special guests, as well as musical tributes and readings. It is open to the public, with preferential seating available for veterans. The ceremony culminates in a wreath laying, 21-rifle salute and playing of "Taps." NYC Veterans Day Parade - 11AM, 5th Avenue (from 26th to 56th Streets) The Nation's Parade will feature over 20,000 participants, including veterans of all eras, active duty military, ROTC and Jr ROTC units, civic and youth groups, all accompanied by music performed by a dozen of our nation's best high school marching bands. If you are interested in marching with an NYU group, please contact Lauren Carrescia at alumni.veterans@nyu.edu - students, staff, alumni and friends are welcome! Dinner Reception and Dramatic Reading - 7:30PM, Jeffrey S. Gould Welcome Center (50 West 4th Street) Tears in the Darkness: the Story of Bataan Death Match and its Aftermath Authors and NYU Faculty Michael Norman (Journalism, FAS) and Elizabeth Norman (Steinhardt) will read from their New York Times best-seller and host a Q & A session and book signing. The book will be available for purchase and a light dinner will be provided. Click here to RSVP If you are unable to join us, you can still celebrate NYU's commitment to our student veterans. Contact Erinn Kane at erinn.kane@nyu.edu to learn how you can make a gift to NYU's Veterans Alliance Fund to support the Yellow Ribbon Rule and University Initiatives.

Consultation Services

For assistance or referrals regarding off-campus concerns (housing search strategies, landlord/tenant conflicts, short term options, listing and availability, etc.) NYU students may schedule a consultation appointment by contacting the Off-Campus Housing Office by telephone, 212-998-4620 or via email, offcampus.housing@nyu.edu

Craigslist Scams

craigslist scams

We've linked to craigslist.org's warning page on how to avoid scams. Make sure to review our newsletter for additional information on the how to steer clear of common pitfalls...
If you need assistance make sure to contact Off-Campus Services at (212) 998-4620!

Listings => DIRECT!

New York University affiliates may also register for our Listings => DIRECT! service by sending an e-mail request. Participants of this service receive recently approved listings from within the Off-Campus Housing Registry - via e-mail. The service is available exclusively to the NYU community, and distribution is available to NYU e-mail addresses ONLY. If you unable to access your NYU e-mail account, make sure to contact ITS to activate it. Information about eligibility for NYU Home accounts is available at www.nyu.edu/its/students. You may also contact the Off-Campus Housing Office at (212) 998-4620 or offcampus.housing@nyu.edu for additional information. The term for this service is two months. If, after the two month term, you have not found an apartment or wish to continue receiving listings, you may renew your registration by contacting the Off Campus Housing Office.

Broker Discount

Contact The Off-Campus Housing Office at (212) 998-4620 for more information.

New York University has a cooperative relationship with Citi Habitats Relocation which offers a discounted broker commission to the NYU community. To access the Citi Habitats Relocation program, you must register through the Off-Campus Housing Office. Discounts cannot be guaranteed if you contact Citi Habitats directly. The Citi-Habitats program is one option available to NYU students. NYU students are free to use any real estate brokerage they choose. Register for the Citi-Habitats Relocation Program

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The Off Campus Housing Office provides assistance to current and newly admitted NYU students, faculty, and staff (including those with families or non-student roommates) who are not eligible for or not interested in NYU student housing, and are seeking private off campus apartments for rental or purchase. Off-Campus Housing is dedicated to the successful transition of New York University affiliates and to being an abundant resource of information, guidance, and services. Please note: If you do not wish to continue receiving the Off-Campus Update, please reply to this email by typing "Please Remove" in the subject box, and you will be removed from our mailing list.

Update on Evictions

2009-04-02T19:10:23Z

Off-Campus Update

Update on Rent Stabilization Update on Evictions

Q & A Listings => DIRECT! Broker Discount

Update on the Hazards of Temporary Walls Update on Roommate Scams Update on Roommates Update on Guarantors

Off-Campus Q & A

Q: "I live in a rent-stabilized apartment. Under what circumstances can my landlord evict me?" -Michael
A: Bianca Jagger, an human rights advocate and the former wife of the Rolling Stones rocker Mick Jagger, was evicted in December ’08 from the rent-stabilized Upper East Side apartment she had for 20 years. The court ruled that she did not meet the “Primary Residence” clause. She paid $4,614 a month for her 18th-floor apartment, for which the normal rent may go up as high as 8000-9000$.
The state’s highest court ruled that she was not, legally speaking, a New Yorker, at least not in the sense required by the state’s housing laws. Those laws require that anyone who has a rent-regulated unit use that apartment as their primary residence. But documents submitted by Ms. Jagger’s landlord, Katz Park Avenue, showed that Ms. Jagger, a British citizen, was admitted to the United States on a B-2 visa, commonly known as a tourist visa. And under federal law, such visas are only given to individuals who have their principal residence in another country.
“We conclude that, at least absent some unusual circumstance, a primary residence in New York and a B-2 visa are logically incompatible,” wrote Judge Robert S. Smith of the Court of Appeals, in a majority opinion.

Search for a roommate, post your own profile, or draft a Roommate Agreement in The Off-Campus Housing Registry, located within NYUHome.

It is unclear how many other rent-stabilized tenants in the city might be living in the United States on tourist visas. Mitch Posilkin, a counsel at the Rent Stabilization Association, a group representing owners of rent-stabilized buildings, said he expected that the number was fairly low.

Failing to use your apartment as your primary residence

Because rent regulated apartments are in such a short supply, state law requires rent-regulated tenants to use them as a primary residence. (9 NYCRR 2524.4(c); 9 NYCR R 2504.4(d)) The primary residence rule is intended to prevent tenants from using valueable rent-regulated units as occasional residence or as places for friends to stay.
To recover an apartment on the ground of non-primary residence, the landlord must be able to show that you have not maintained on “ongoing, substantial, physical nexus with the premises for actual living purposes as demonstrated by objective, empirical evidence.” – (East End Template v/. Silverman, 199 A.D.2d 94, 605 N.Y.S.2d 56 (1st Dep’t 1993).) Although no single factor is solely determinative, the Division of Housing and Community Removal (DHCR) has said it may consider the following evidence in determining whether an apartment is occupied as a primary residence:

Specifying an address other than the apartment as a place of residence on any tax return, motor vehicle registration, driver’s license or other document filed with a public agency.
Using an address other than the apartment address as the voting address.
Occupying the apartment for an aggregate of less than 183 days of the most recent calendar year, except for temporary periods of relocation for military service, enrollment as a full time student, employment requiring temporary relocation or hospitalization for medical treatment.
Subletting the apartment (9 NYCRR 250.6(u))

** Cited from the book - New York Tenants' Rights by Attorney Mary Ann Hallenborg

NYC Rent-Stabilized Tenants

If you are rent stabilized and your landlord has grounds to believe that you do not use your apartment as your primary residence, the landlord may refuse to renew your lease and evict you at the end of the current lease term. To terminate the tenancy, New York City landlords are required to first serve a notice of non-renewal during the 90 to 150-day window period prior to the expiration of your current lease. In addition, you must receive a 30-day termination notice. Your landlord may combine both notices in the notice of non-renewal.
** Cited from the book - New York Tenants' Rights by Attorney Mary Ann Hallenborg

NYC Rent-Controlled Tenants

If you are a New York City rent-controlled tenant, you must be served with a 30-day notice of termination. NO DHCR certificate of Eviction or other notice from the landlord is required. (Berman v. Keeton, 727 N.Y.S.2d 156(2d Dep’t 2001).) The termination notice must state the ground for removal-that you do not use the premises as your primary residence-and also recite the facts that will prove this. In addition, your landlord must file an exact copy of the notice of termination, along with an affidavit of service, with the local DHCR office within 18 hours of service of the notice on you.
** Cited from the book - New York Tenants' Rights by Attorney Mary Ann Hallenborg

Recovery for Owner’s use (“Owner Occupancy”)

In many cases, an owner-landlord may recover possessions of a rent-regulated unit for his or her own use or for the use of an immediate family member. (Please check 9 NYCRR (RCS) 2520.6(n) for further details). But unless the tenant is offered equivalent or superior housing at the same or lower regulated rent in a “close proximity area”, the landlord may not recover the unit for Owner’s use where the tenant or tenant’s spouse is a senior citizen, (age 62 or older), disabled, a tenant of the apartment for 20 years or more (depending on the system of rent regulations). This 20-year rule applies to rent controlled tenants and not rent stabilized New York City tenants (Brusco v. Armstrong NYLJ Feb. 6, 2002 p. 19 col. 1 (App. Term., 1st Dep’t).) ** Cited from the book - New York Tenants' Rights by Attorney Mary Ann Hallenborg

Listings => DIRECT!

Broker Discount

Contact The Off-Campus Housing Office at (212) 998-4620 for more information.

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Hazard of temporary walls

2009-02-27T16:50:17Z

Off-Campus Update

Update on Rent Stabilization Update on Evictions Update on the Hazard of Temporary Walls

Q & A Listings => DIRECT! Broker Discount

Update on Roommate Scams Update on Roommates Update on Guarantors

Off-Campus Q & A

Q: "I'm searching for an apartment but I've heard about issues pertaining to apartment space division by illegal wall construction. What are the hazards and how to avoid such cases?" -Kate
A: In this newsletter we highlight the persistent fire hazard of using temporary walls for illegal apartment conversions — a common problem in a city where rents are high and space is always in demand. At times, apartment owners are inclined to maximize their profitability by using unfair means like dividing the apartment space by constructing illegal walls. This is not only unlawful but can also create life-threatening death traps. The following story depicts a major incidence that took place in Jan 2005.
The Bronx Apartment Tragedy This is the story of a Bronx apartment which was illegally divided into extra rooms for the sake of making a buck in this cramped city. The firefighters were trapped in what amounted to a burning maze. With flames licking at their bodies and black smoke making it nearly impossible to see, the men had little choice but to jump from a fourth-floor window. Two were killed and four others were hurt in the January 2005 fire.
"Next thing you know, that I remember, is hitting the ground 40 feet below," firefighter Jeffrey Cool testified in court. "I was in a world of hurt. I was in the worst pain I've ever found myself in."
The owners of the building - current and former, and two tenants were tried on manslaughter and other charges, accused of allowing illegal construction that prosecutors say turned the building into a deathtrap. They all pleaded not guilty.

Search for a roommate, post your own profile, or draft a Roommate Agreement in The Off-Campus Housing Registry, located within NYUHome.

Across the city, such makeshift warrens can be found in neighborhoods popular with college students, recent graduates on their first jobs and immigrants. A lock is often slapped on the extra rooms so they can be rented for extra money.

Some facts

Frank Ricci of the Rent Stabilization Association, which represents 25,000 property owners in the city says -- "Owners complain to me that every door of every bedroom has a padlock on it, making it tremendously difficult for them to gain access to their apartments."
Legally, to build such walls, a permit is needed from the city's Department of Buildings. If any electrical wiring is installed, an electrical permit is also needed. And the agency recommends working with an architect.
"Illegal walls can put tenants and first responders' lives in danger. Owners and tenants must obtain a permit to safely install a wall," said agency spokeswoman Kate Lindquist, whose department gets thousands of complaints annually related to illegal conversions.
Apartment owners often plead ignorance, saying they have little control over tenants because they rarely see what goes on within the apartments. But renters say owners are just as guilty.

Another Incidence In one example, tenants at Peter Cooper Village and Stuyvesant Town, a massive rent-regulated complex in Manhattan, complained to city fire and buildings officials about owner Tishman Speyer Properties advertising "convertible" apartments.

Make sure to visit our glossary for comprehensive definitions for terms like co-tenant,
roommate, guarantor, and more.

The firm purchased the complex in 2006 for a record $5.4 billion, setting off fears among tenants and some public officials that it was hoping to make a profit by seeking to charge market rates for the rent-stabilized apartments.
Jim Roth of the tenants association said he remembered the deadly fire in the Bronx when the association filed the complaint. "I thought, can they do this? The answer was no, not without a permit," he said.
City officials told the company it couldn't advertise apartments with the suggestion that it was OK to add so-called pressurized walls, and that permits were needed for any changes. Since then, Tishman Speyer has obtained permits, and it declined to comment further.
Some Actions In the last six weeks of the year '06, the city vacated at least four buildings in Chinatown because of building and fire safety violations, mostly because the floors were divided into single-room units that had blocked sprinklers and exits and little or no ventilation.
As a result, many of the tenants, mostly immigrants from China, were displaced, though some were relocated by the city. Both owners and tenants are pointing fingers, each claiming the other was responsible for the illegal construction.
Tips

Always use caution
When searching for an apartment, always investigate and ask the apartment owners specific questions pertaining to illegal wall construction.
When in doubt, consult the building management and local residents association.
Do not use substances that are a fire hazard. In case, at specific times, you have to use them, read all the instructions about their usage and disposal carefully.

Listings => DIRECT!

Broker Discount

Contact The Off-Campus Housing Office at (212) 998-4620 for more information.

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Update of Roommate scam

2009-01-23T18:01:52Z

Off-Campus Update

Update on Rent Stabilization Update on Evictions Update on the Hazards of Temporary Walls Update on Roommate Scams

Q & A Listings => DIRECT! Broker Discount

Update on Roommates Update on Guarantors

Off-Campus Q & A

Q: "I'm searching for an apartment but I've heard about some scams that exist. How can I make sure I don't fall victim to one of these scams?" -Norman A: Apartment scams have always existed, but with advances in technology and greater access to information, con artists have become quite savvy at figuring out ways to cheat you out of your money. However, by proceeding with caution, you can steer clear of the pitfalls that arise with renting in the city. The most prevalent scam in Manhattan involves payment prior to move in, and then never hearing from the renter again. NYU student Pierre fell victim to this very scam, and lost a lot of money as a result.
"I found a great apartment in Midtown Manhattan within my price range on roommate.com", exclaimed Pierre. "I thought everything was perfect, but then I got a strange feeling every time the landlord called me with a new problem."

Scam in the City

Pierre's potential landlord would repeatedly cancel their scheduled appointments to view the apartment, for various reasons. Eventually the landlord requested that Pierre wire him the security deposit and he would leave the keys with his lawyer. Furthermore, if Pierre wasn’t happy with what he saw, then he would get his deposit back. Then he encountered another problem: "The landlord called him and said that the lawyer, based in San Diego, needed to fly into New York City to handover the keys, but for him to fly back, Pierre needed to pay him the first month's rent." He realized the deal was strange and told the landlord he was no longer interested and wanted his security deposit back. Pierre never heard from the landlord again, despite "many many calls and emails." It turns out the lawyer that the landlord was using, in fact, did not exist and sent a stolen passport as proof of identification. Pierre was now out $900 and he couldn't do anything about it! Upon further investigation, Pierre found out that the building he was going to move into wasn't even a residential building: it was a commercial property. You can avoid this mix-up by visiting sites such as www.propertyshark.com to get the building details, uses, and records.
Another scam that hit a few renters in New York City occurred when a man showed his apartment to potential renters, took their deposit and first month's rent and handed over the keys, only to find out that another person had already moved in, upon walking into their new home. These apartments were listed for rent on Craigslist. According to MyFox anchorman John Deutzman, the last person handed over $3,900, only to find someone else residing in his new apartment!
Another renter got ripped off in the amount of $2,000 dollars, after agreeing to rent an apartment without going to look at it. She saw pictures online, but it turned out they were fake pictures. In fact, the apartment didn't even exist in the supposed Chelsea apartment complex. Deutzman mentioned in his report that although these scams are especially hard to spot, one should always "get real nosey." Talk to the building's super the doorman, even the neighbors. Ideally, those people could warn you if something is fishy. Always check out the place before writing a check to steer clear of these potential scams and geting trapped in anything dangerous. To view Deutzman's complete report, click here.

Always Use Caution

These scams can be seriously detrimental to your bank account, so caution must always be executed. Look out for the following signs, which could potentially lead to one of these scams -

If the landlord renting out the apartment says he is out of the country and needs the money wired to him before meeting in person, you should refrain.
Top 5 ways to avoid a scam
Always get a written lease, the keys, and make the first payment at the same time. Don't pay before receiving any confirmation of the rent.
Meet the landlord in person before giving any payment or guarantee.
Verify residence of landlord (proof of ID and address).
Verify building type.
Never wire money overseas.

Investigation
Upon looking for a place to rent, you should always fully investigate the situation.

Go on propertyshark.com to see if the building exists. If so, what are the prices of the other units? If the place you are renting is far below the average price of the units in that building you should question the situation further.
Google search the landlord and see if his name comes up anywhere. If he is in charge of a building or a number of units, there should be some sort of record or information on him somewhere online. Even if there isn't anything found on the Internet, you can check his legitimacy by asking for multiple proofs of identification, such as a passport, drivers license or phone bill. In scams, often times landlords will fake their identity to get the money and can never be traced.

Nyhabitat.com, a prominent New York brokerage company, explicitly states that one should, "never make rental prepayments without a signed contract and knowledge that the apartment actually exists."

Search for a roommate, post your own profile, or draft a Roommate Agreement in The Off-Campus Housing Registry, located within NYUHome.

Never agree to pay anything without seeing both the landlord as well as the actual apartment. This extra effort will be worth it, and in the long run, your bank account will be safe. Pierre, the scam victim who was never compensated for his loss, learned this the hard way. "The next apartment I moved into, I didn't pay until I unpacked my bags and signed the lease," he explained. "And that’s the only way it should be done."

Listings => DIRECT!

Broker Discount

Contact The Off-Campus Housing Office at (212) 998-4620 for more information.

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2008-07-02T15:55:11Z

mixer

2008-04-21T14:39:17Z

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Ice Breaker

2008-04-18T22:17:04Z

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Update on Roommates

2008-04-18T16:49:34Z

Off-Campus Update

Update on Rent Stabilization Update on Evictions Update on the Hazard of Temporary Walls Update on Roommate Scams
Update on Roommates

Q & A Listings => DIRECT! Broker Discount

Update on Guarantors

Off-Campus Q & A

Q: "I will be attending [NYU] in the fall as a graduate student. I am anxious to secure housing in the area, and also find a roommate(s). Any information would be helpful. Do you offer student mixers to assist in the search?" -Beth A: Having a roommate may seem like the ideal situation for a renter in NYC. After all, what student can afford the outrageous Manhattan rental prices by themselves? However, before you worry about color coordinating, buying snacks for study sessions, or assigning chores, there are a number of factors that must be taken into consideration when making a decision to live with a roommate. When sharing an apartment in New York, you may encounter the following scenarios: Renting From Someone You Don't Know When you decide to rent a room in someone else's apartment without previously knowing them, you become a co-tenant or a roommate. A co-tenant is added to the original lease, whereas a roommate rents a specific area based on the terms agreed upon with the original tenant (tenant of record). Maria del Mar Gomez, an NYU graduate student who survived previous roommate problems advises caution when deciding to rent a room from someone you don't know. "Unless it's someone that you know or you can trace, such as a friend of a friend, it’s hard to know if the renter is legitimate or not," Gomez explains. Also, be wary of good deals. Gomez lived in a pricey apartment in SoHo, but her rent was nothing near the usual price for SoHo shares. Gomez states "If they are not asking for a normal amount of money, it could be because it is a screwy deal. That's why it's better if you know the renter. That way you don't need to be wary of really good deals." NYU student Seth Maser also ran into trouble renting from a random person who he found on CraigsList. "It was never the most comfortable situation. My roommate had been living there for seven years and dominated the entire apartment," he explains. Although Maser became a co-tenant on the lease, making him responsible for the entire lease regardless of his roommate's actions, he states "I never felt at home in a place that I was paying half the rent for." They sent their checks in separately but together covered the entire rent payment. Or so he thought.

Make sure to visit our glossary for comprehensive definitions for terms like co-tenant,
roommate, guarantor, and more.

"All of a sudden I got a notice from the landlady saying we had been delinquent in rent. I had been paying my half of the rent but I found out that my roommate hadn't been paying his. Since we were co-tenants, that made me responsible for the entire rent, and subject to eviction," states Maser. Maser's parents were the guarantor's on the lease, so their credit and finances were threatened as well. A guarantor is one who guarantees an obligation, such as the rent, and has a legal duty to fulfill it. Since Maser and his roommate were co-tenants, but Maser's parents were the only guarantors, they were legally obligated to pay the entire rent if Seth (or his roommate) did not. "My roommate said he talked to our landlady about his inability to pay the rent and they worked out an agreement," Maser explains. "I knew that was a lie the minute I received the eviction notice from the landlady." Luckily for Maser, the landlady decided not to sue him. "She understood the situation, trusted the fact that I had always been on time with my part of the rent, and [pursued] only my roommate," Maser explained. He escaped from a sticky situation unharmed, but that is not always the case. Renting With A Friend When two people decide to rent an apartment together, and both decide to be on the lease, they become co-tenants. As mentioned, both parties are equally responsible for the lease, making either roommate fully liable. Maser left his bad situation and fortunately walked into a better one. "One of my best friends had a roommate from college who was looking to move to NYC," he explains. "Coincidentally, a lot of my high school friends had also been friends with this guy, so I knew he could be trusted." Because of all the personal references Maser had with his new potential roommate, he felt more secure in deciding to sign a lease with him. "He wasn't a random guy from Craig'sList like last time," Maser explains.

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Maser and his new roommate have been living together for three years now with no major problems. "I am much happier arguing about whose turn it is to wash the dishes than worrying about being sued," he jokes. Because of sharing mutual friends, searching for an apartment together, and moving in at the same time, Maser explains that he has "never felt like [he's] living in another person's space like [he] felt every day walking into the old apartment." Renting Out Your Own Place You have an apartment and you decide to rent a room out to someone. As with the first scenario, you can either make your new roommate a co-tenant, where they will share liability as well rights to the apartment with you, or you can draft a written agreement, contracting your roommate (now tenant) to comply with your rental terms and expectations. In this case, you are now the landlord. If you decide before thirty days that the roommate is not a good match, getting them out is less complicated. After thirty days, your roommate will have more rights to the apartment (as a tenant) and there is a more complex process involved to legally evict them. Neutral Third Party Problems can arise when renting from an unknown person. The personal accounts of both Gomez and Maser attest to this. Sometimes an added security cushion can be useful. Companies and programs such as Sara's Homestay and New York Foundation for Senior Citizens Home Sharing Program offer services where profiles of hosts and roommate seekers are matched. "We get the application from the student which includes information such as age, nationality, hobbies and particular requirements. We know that certain ages mesh well with other ages just because of shared outlooks on life. Some requirements such as wanting to practice English also have great importance in the matching process, " a representative from Sara's Homestay explains. "We know what each host is looking for, so as soon as we receive an application from a student we have a good idea of where to place them." Companies such as this aim to create the best shared environment possible for both parties by requiring an extensive application process noting expectations and requirements. However, if the match isn't successful and either party wants a change "we always switch them to another host upon their request", states Homestay's represenative. New York Foundation for Senior Citizens (NYFSC) Home Sharing Program requires the host to be at least 60 years of age. "Most of these seniors are looking partly for company, and partly for a supplemental income to help them afford their current apartment.", states their representative. Before even beginning the process, each party must supply three professional references, and the renter must provide a verification of income. "Our quick match program automatically matches up supplemental qualities between the host and the renter. We then put the two parties in contact with each other, and they make the final decision about rooming together," NYFSC explains. NYFSC requires both parties to sign an agreement stating the conditions of their cohabitation, however it is not a lease. "Our agreements can be broken at any time if the situation doesn’t work in the eyes of either party," the representative explains. Both Sara's Homestay as well as the Home Sharing Program offer a sense of security and legitimacy in case anything in the renting process happens to go sour. By having a neutral third party matching the renter and the host, the renter can have some peace of mind about walking into a situation that has been previously assessed.

Search for a roommate, post your own profile, or draft a Roommate Agreement in The Off-Campus Housing Registry, located within NYUHome.

The Off-Campus Housing Office seeks to make the roommate search as easy as possible for you. Roommate Mixers are hosted throughout the year and have included Ice Cream/Ice Breakers, events at restaurants, and in the Residence Halls. Mixers are valuable as they give students a chance to meet other NYU students who are looking for roommates. You can meet in a safe, controlled environment in a social setting and meet several people at once. If a mixer isn't for you, you can come to our office and post an index card on our bulletin board reserved only for NYU students that states you are interested in finding a roommate. The card allows room to post basic criteria such as maximum budget, and contact information. In addition to creating a roommate agreement, students can list a profile or search for other student's profiles in the Housing Registry (located within NYU Home). Search criteria is listed (gender, age, habits or schedules) to help you narrow down your search. You can also list your profile so that others may contact you. Sharing an apartment with someone else is can be a great experience. However, like all relationships in life, problems can arise easily and escalate quickly. When "real world" issues come up it can be difficult to sort out the best solutions. The best way to prevent or combat problems is to choose wisely, understand the liability issues, and communicate expectations upfront.

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Update on Guarantors

2008-03-14T17:03:48Z

Off-Campus Update

Update on Rent Stabilization Update on Evictions Update on the Hazards of Temporary Walls Update on Roommate Scams Update on Roommates Update on Guarantors

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Off-Campus Q & A

Q: "I'm an international student looking for off-campus housing. All my relatives are in Singapore, so who can I use as my guarantor? Is a statement from the bank enough? What have most international students done in the past for letters of credit and guarantors? I understand that most landlords want guarantors from New York City. How do I achieve this? Is a letter of credit from a foreign bank acceptable? Are there any other letters of documents I should bring?" -International Student A: A common concern for many students visiting the Off-Campus Housing Office is the question of guarantors. A guarantor is the person who assumes financial responsibility for a tenant who does not meet a landlord's financial requirements. Many students come into the office asking: What is a guarantor? Do I need one? What if I can't find one?

Make sure to visit our glossary for comprehensive definition for terms like guarantor

Landlords throughout the city may vary when it come to guarantors, and each has their own requirements and preferences. While one landlord may require a guarantor, for others it may be optional, and still others will turn down any guarantor offer. The only way of knowing is by checking the application requirements or simply asking - so we decided to ask Bernard Zagdanski from Sara's New York Homestay, a short-term and long-term accommodation option for “international students, visitors, interns, or executives” coming to New York City. Zagdanzki explains that Sara's Homestay provides “shared apartments, homestays, and studio apartments” to all qualified applicants. How do you know if you are qualified? Sara's Homestay requires a profile of the person applying, a visa, a screening from the consultant ( if from abroad), a screening from the school they are planning on attending, a completed application, and a justified reason for being in New York. According to Zagdanski, “if the applicant is in New York City for a serious reason and not just to hang out - then 99% out of 100% they are accepted.” Zagdanski went on to elaborate that 95% of his clients are from overseas and in search of short-term accommodations. “We accept international guarantors,” says Zagdanski, stating that one Ph-D student going to school in New York used his parents as guarantors by verifying their financial eligibility with papers from an HSBC bank in Hong Kong. International tenants using a guarantor have been asked to pay a larger security deposit and at least one months rent in advance. Despite this, however, many students do not have to worry about guarantors. “We rarely ask for guarantors,” says Zagdanski, explaining that Sara's Homestay does not require guarantors but instead “asks for references to make sure that [the tenant] is honest” and can be trusted. “Guarantors are used only on certain occasions, like for students who are not financially qualified.” While Sara's New York Homestay accepts international guarantors, not all New York City landlords do. In fact, most New York City landlords require the guarantor to be from the tri-state area if not from New York City. This is the case because it is hard to make sure that someone in California pays the rent in New York City, let alone someone from Australia or Hong Kong. While a contract binds the guarantor in an agreement to pay the rent when the tenant is unable to, enforcing the agreement if the contract is not obeyed can be a huge hassle for landlords. This hassle increases tremendously when the guarantor is from a foreign country. With the competition in New York City being as it is, landlords will often seek to avoid such hassles.

Search for an apartment in The Off-Campus Housing Registry, located within NYUHome. Login to home.nyu.edu

A guarantor is not the only option for students with modest financial resources. Some landlords will accept higher security deposits and several months of rent in advance for applicants with no guarantor. Roommates and shares are popular alternatives as well. And as Zagdanski shows, there are some landlords who will gladly accept international guarantors.

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Off-Campus Housing Update

2008-03-14T15:41:24Z

Off-Campus Newletter

Update on Rent Stabilization Update on Evictions Update on Hazards of Temporary Walls Update on Roommate Scams Update on Roommates Update on Guarantors

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The Off-Campus Housing Office wants you to be well informed about deals, services, and how to steer clear of the pitfalls and hazards of renting in New York. Make sure to look for our latest update newsletter in the future!

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2008-01-10T15:51:24Z

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2008-01-09T22:03:57Z

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FREE HOMEFINDER SERVICE IN LONDON

Date Posted: 01/20/09

Free homefinder service from Foxtons. With immediate access to over 7,000 properties to rent (long and short term) or to buy in London and Surrey. To assist you with your search you will be appointed an Account Manager to guide you through the entire moving process. Price: Corporate Service is FREE. Contact: Marela Jovanovic T: 020 8100 2715 E: Marela.Jovanovic@foxtons.co.uk W: http://www.foxtons.co.uk DETAILS For more information Download file.

The Off-Campus Housing Office does not investigate, endorse, or guarantee the accuracy of the information provided in the listing, the condition of the accommodation, or the suitability or performance of either the lister or any prospective tenant. NYU shall not be responsible for any loss or damage suffered or incurred by any individual or entity arising out of or relating to the listings. NYU shall not be deemed to be a party, and shall have no responsibility or obligation to enforce such agreement.

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Off-Campus Update

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Update on Evictions

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Update on Roommates

Off-Campus Update

Update on Guarantors

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Off-Campus Housing Update

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FREE HOMEFINDER SERVICE IN LONDON

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