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Rental Housing Type: apartment, townhouse, duplex, condo, coop, single family.
Public Housing: Local government builds, owns and (sometimes) maintains public housing with various grants from HUD. Tenants pay 30% of their income for rent, the balance is subsidized by various government programs. The up-side is affordable rent, the down-sides are many. Most municipalities have public housing commissions and can be located in the phone book, or by calling local government.
Private Housing: One in every 20 privately owned rental properties receives a government subsidy, but those 5 percent represent 16 percent of total dwelling units. The average monthly rental rate for units receiving assistance was $551 per unit contrasted to a $438 rent for units not benefiting from government subsidy.
Finding Housing: More than a third of all housing in the U.S. is rented and it is relatively easy to locate the large apartment complexes in any community; they advertise regularly in local newspapers and apartment guides, they can also be found on a large number of web sites. However, 60 percent of rental housing it is owned by individual Mom & Pop landlords who own an average of just five units each. In central cities, 86 percent of rental housing is owned by individuals. More than half of privately owned rental property are single family homes in older established neighborhoods. Traditionally, the only way to locate that kind of desirable housing has been through someone who knows someone, or an ad in the local paper. Now, you can also search the RHOL database of properties posted daily by our landlord members.
Search: VacancyList.net
The Interview: First impressions really do count. Before a property owner turns over the keys of a very valuable investment to a total stranger, they will need to feel secure and comfortable with you. Do you blame them? A dirty, rusty car packed with junk and trash will indicate the care you will take with your housing. Dress, hair, tattoos, and body piercings tell a tale about you as well. Now let's talk. Will you appear open, honest and self confident? Be prepared for likely questions about past landlord relationships, employment, income and your intended occupancy.
Application: Once you find a place where you want to live, you will usually be required to fill out a rental application. In most cases, you will be charged an application fee to cover the cost of running credit checks, verifying rental histories, etc. This fee is non-refundable. You also may be asked to pay an application deposit. This deposit is applied toward your security deposit if your application is approved. If it is not, the deposit is refundable in most cases. However, depending on the application you fill out, the deposit may not refunded if you are accepted but decide not to move in, you fail to tell the truth on your application or for certain other reasons.
If an owner acts in bad faith and does not return an application deposit, the owner may be liable for a substantial fine and reasonable attorney's fees in many states.
Get it in Writing: Most disagreements between tenants and landlords or property managers occur because of misunderstandings about the agreements and obligations of each party at the time the housing is leased. The best ways to avoid problems are to:
1. Have a written lease or rental agreement and read it carefully before signing.
2. Ask questions about anything that is unclear.
3. Put everything in writing, including pet agreements, notices and requests.
Keep Records: Keep a copy of everything signed by you and the owner or manager. The lease or rental agreement is the most important set of rules to follow if you have a disagreement. Also keep a copy of the apartment or rental housing rules (community policies). If you buy things like new locks or smoke detectors, if you spend money on repairs, keep the receipts.
Make a checklist of conditions of the property, appliances and furniture when you move in. Some landlords use an inventory and condition form. Many states require such a form to resolve disputes over deductions for repairs from your security deposit when you move out. Be sure you sign the checklist, then have the manager sign it and keep a dated copy. The dated condition report will be your best defense in any dispute.
Keep your payment current as required by your lease. Many tenants are surprised to learn that late rent payments can effect credit in the same was as a late car payment. You should not withhold rent without legal advice since that could also effect credit and make you subject to eviction and liable for paying the remaining rent.
Renters Insurance: A property owner's insurance does not cover a tenant's personal belonging against loss. You should always obtain renters insurance to provide protection for your personal property in case of burglary, vandalism, fire, storm damage and other disasters. Unless you obtain renters insurance you may also liable to the owner and others for certain acts by guests which are normally covered by renters insurance policies.
Repairs: If the lease requires the management to make repairs, inform the manager in writing and keep a dated copy. The law requires in nearly every instance that the owner must repair security devices and conditions that materially affect the health and safety of the ordinary resident. Give the manager written notice of the needed repairs and keep a dated copy.
If you don't receive a response within a reasonable time, re-notify the manager orally and in writing. If you still don't get a response, you may have legal grounds to exercise statutory rights of lease termination, compulsory repairs, damages, penalties, third-part repair and deduct; even attorney's fees
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Specific procedures must be followed for statutory remedies, and disregarding those procedures can expose you to a civil damages suit against you by the owner. Repairs of problems resulting in mere discomfort or inconveniences are not covered by statute. The municipal building inspector's office or county health department can be of some help if the condition violates state statues or local housing codes regarding safety and sanitation.
Smoke and CO Detectors: Most state or local governments now mandate that all residential rental dwellings must have smoke detectors installed by the owner. You are usually responsible for replacing batteries during your lease term and checking to make sure the smoke detector is working. It is a violation of the law in some states to disable or disconnect a smoke detector. It is also a violation if you remove working batteries without replacing them. In fact, anyone who disables a smoke detector may be held responsible for damages if a fire occurs.
Carbon Monoxide is an odorless tasteless gas that is produced by incomplete combustion of fuel. Appliances like gas and oil stoves, fire places and kerosene heaters can emit CO. Depending on concentration, death could occur in a short time. Detectors are still relatively expensive, and landlords are not required to provide them, however, you may be able to negotiate to have them installed.
Locating Actual Owners: Property owners often try to insulate themselves from tenants through the use of agents for a great number of good reasons. However, there may come a time or occasion when you may want to find out the name and address of the owner or the management company that is responsible for the property. Upon written request to the managing agent of the owner, you are usually entitled to be given the name and mailing address of the owner and/or the name and street address of the property management company. The information is always available to government officials acting in an official capacity.
Landlord Tenant Law: Every state has enacted complex legislation designed to protect tenants from unscrupulous landlords. The laws usually address: application fees; security deposits; leases; repairs and maintenance; terminations; evictions and practically every other potential conflict with your landlord. |