Standard Fund Requirements

The Budget

It's crucial to have a budget in mind when looking for an apartment or rental property. Factors like size, location, condition, and amenities all influence the price. Setting a budget early helps you know what you can afford. A general guideline is that your annual income should be at least 40 times the monthly rent to comfortably afford it. Landlords often require 80 times the monthly rent if you use a guarantor. Please use below table as a general guideline.

Maximum Budget	Income = 40X Rent	Guarantor Income = 80X Rent
$1,000	$40,000	$80,000
$1,500	$60,000	$120,000
$2,000	$80,000	$160,000
$2,500	$100,000	$200,000
$3,000	$120,000	$240,000
$4,000	$160,000	$320,000
$5,000	$200,000	$400,000

Example:

Rachel and Sara want to rent an apartment in East Village. Rachel earns $100,000 and Sara earns $60,000. Together, they can afford a two bedroom apartment costing $4,000/month since their combined income is $100,000 + $60,000 = $160,000, which is 40X of $4,000.

Michael is joining New York University as a freshman. He wants to rent a studio apartment in Murry Hill costing $2,500. His father is a lawyer in Dallas, Texas earning $250,000/year. Michael can apply for an apartment using his father as the guarantor, who earns more than 80X of monthly cost of the apartment (80* $2,500 = $200,000).

Liquid Funds

Tenants generally provide 1st month's rent upfront, 1 month's rent as the security deposit and 1 month of broker fees. So they should have 3 months worth of funds readily available to start the application process.

Example:

Rachel and Sara would need $4,000 * 3 = $12,000 in their bank accounts. Rachael's last month ending checking Bank statement balance was $20,000, while Sara had $12,000 in her checking bank account as of the last month. Together they have enough liquid funds ($20,000 + $12,000 = $32,000).

Michael's father's brokerage account had $150,000 of stocks and $50,000 in his checking account as of the last month. This amount of fund ($150,000 + $50,000 = $200,000) is more than enough to satisfy 3 times of rent ($2,500 * 3 = $7,500) as the liquid funds.

• This money is fully refundable in case a client gets rejected.
• When paying the deposit ask for a receipt that states, the money will be refunded if you are rejected.
• When signing a lease, renters should have funds for rent, security and broker fee (if any).
• Money should be in a certified form Bank Checks: Certified checks or Money orders.
• Personal checks are not accepted.

• Miscellaneous Fees:
  • Sometimes landlords/management companies require new tenants to pay a move in deposit.
  • This fee can range from $250 - $600.
  • Move in fees are usually refundable as long as there is no damage done to a building while moving.
  • Some landlords/management companies require renters insurance.
  • When renting in a condominium or in a co-op, renters should expect processing fees, move in fees and other miscellaneous fees sometimes in total of $250 - $1100 in non-refundable fees.
  • Be sure to ask your CENTURY 21 Scope Realty broker if there are additional fees; especially if renting a Condo or Co-Op. Fees for pets or for temporary walls are also common.
• A general price guideline for apartments:
  • Studios range from $1,800 to $2,500 per month
  • One bedrooms range from $2,200 to $3,700 per month
  • Two bedrooms range from $3,500 to $6,500 per month
  • Three bedrooms range from $4,500 to $10,000 per month.

 

General Approval Requirements

Approval Requirements differ depending on the landlord/management company and/or on the building. The following are general guidelines that apply in most instances:

• Renters need to show income of at least 40-50 times monthly rent.
• Rent should be 25% of renters' annual income. Ex: annual income = $100,000, rent $25,000 per year.
• Renters must show a secure and stable employment history.
• Renters needs to have good credit history. A major component of the approval process is based on the credit report.
• What makes a credit report bad?
• A couple old late payments are usually ok.
• High revolving balances are not good.
• Past due payments that are outstanding are bad.
• Delinquencies and collections are very bad.
• A public record (a day in court) is bad
• A Landlord-Tenant record is very bad.

If you think your credit report is bad, advise your CENTURY 21 Scope Realty broker so they can prepare you for the application process. Landlords/management companies have different ways of dealing with credit problems.

Some landlords/management companies allow renters to increase security deposit while others require a guarantor. Some may simply reject the application. Your CENTURY 21 Scope Realty broker will advise you in order to save you time, money and frustration.

• Renters must show a good rental history.
• Rental, credit and employment information is generally referenced and submitted in form of a letter or sometimes by a phone call.
• Renters need to have a social security number. If you do not have a social security number or are not applying for one you must have a guarantor co-signing your lease.
• Bank Statements: In most cases landlords/management companies require copies of a renters' 3 most recent bank statements from a checking, savings, stock account or any other financial institution.
• Renter should have backup detail sheets available upon request.
• Most rent application forms require listing bank account information.
• Letter of Employment: Renter should get a Letter of Employment on their company's letterhead, with the following:
• Position
• Length of employment
• Annual income.
In majority of cases an offer or an acceptance letter for a new position is not sufficient to show employment.
• Letter of Landlord Reference: Letter of reference from a previous landlord is one of the most important reference letters a renter can submit to a landlord/management company who is processing their application.
• Pay Stubs: copies of renters' 3 most recent pay stubs are usually required.
• Students need to have a guarantor co-sign their lease.
Certain buildings won't accept students. This is legal in NY State and not challengeable in a court or law.
• Tax Returns: Some landlords and some management companies require potential renters to include a copy of their most recent Federal Tax Return (1040).
• Renters should have their tax return available just in case it is required.
• Self-employed renters: if income comes from different sources, you will be required to submit tax returns and a letter from a CPA stating the nature of your business, as well as, projected future income.
• Business owners looking to rent are almost always required to submit a tax return.
If renters do not meet the above mentioned criteria there are usually two possible solutions:
• Renters can get a co-signer or guarantor to co-sign the lease for you.
• Some owners will allow tenants to prepay 6 months to 12 months rent up front.
• Guarantor or co-signer: A guarantor or co-signer is a person who guarantees the entire rent for the entire lease term and lease renewals should a renter default on their rent payments. A guarantor can be anyone who agrees to sign on behalf of a renter and who is willing qualified to act as a guarantor.
• Qualifications of a guarantor or co-signer: documents required from a guarantor are similar to applicant(s):
• Application Form: Same form as the applicant fills out.
• Credit Report: A guarantor's credit report must be in good standing.
• Federal Tax Returns: A guarantor is required to submit federal tax returns as proof of income.
• Guarantor must show annual income of 80-100 times monthly rent.
• A Guarantor is not required to be present at lease signing.
In some cases, landlords/management companies require a guarantor to reside in the tri- state area (New York, New Jersey or Connecticut).

Typical Questions Answered

How much is CENTURY 21 Scope Realty's broker fee?
CENTURY 21 Scope Realty does not charge for information provided by the website nor do we charge for viewing of apartments or rental properties with through our brokers. Clients pay a broker's fee ONLY if they rent a property through CENTURY 21 Scope Realty. If the property is a NO FEE apartment in which case you will not incur brokers fee.

• Unfurnished apartments: With a 1-2 year lease, CENTURY 21 Scope Realty usually charges 15% of annual rent.
• Furnished/Short Term rental fees: Please call or email for our discount pricing.

When should a perspective renter begin an apartment or property rental search?
Potential renters should begin their search 4-6 weeks prior to an anticipated moving date. Apartments are not usually ready more than 6 weeks ahead of a lease starting date.

What are Rent Stabilized buildings and/or apartments?
Rent stabilized buildings and/or apartments are buildings whose rent is regulated by the City of New York and State of New York. Rent increases are only about 2-4% annually. Once a renter secures a rent stabilized apartment, they have a right to renew a lease agreement indefinitely. A lot of brownstones, townhouses with more than 4 units and older tenement/elevator buildings in NYC fall into this category. These types of building are owned and operated by small to medium size landlords/management companies.

How much is CENTURY 21 Scope Realty's broker fee?
CENTURY 21 Scope Realty does not charge for information provided by the website nor do we charge for viewing of apartments or rental properties with through our brokers. Clients pay a broker's fee ONLY if they rent a property through CENTURY 21 Scope Realty.

• Unfurnished apartments: With a 1-2 year lease, CENTURY 21 Scope Realty charges ____% of annual rent.
• Furnished/Short Term rental fees: ___.
• A sizable amount of our listings are made of "No Fee" apartments.

Why choose CENTURY 21 Scope Realty? What sets it apart from all the others?

Prospective renters seek out CENTURY 21 Scope Realty Realty's service for 2 reasons:

First, our clients want to find the best deals coupled with the most value they can afford. They understand CENTURY 21 Scope Realty's brokers will save them considerable money in the long run. They understand that we offer a variety of services, covering all aspects of their property search. Our clients understand that even though they might be able to find 'No Fee' apartments, our brokers work extremely hard to negotiate the lowest possible monthly-rent payments. This amounts to long term savings that renters who don't use CENTURY 21 Scope Realty probably would not get.

Second, our clients want to save the time and energy that gets wasted when trying to find and close on a property in NYC's dynamic real estate market. The process can be very frustrating without much result. Our clients come to us in order to utilize the guidance, knowledge and experience of our licensed brokers. Our management team brings over 50 years of combined NYC real estate excellence to the table. Our clients benefit by saving money, time and effort.

What does 'No Fee' mean?
A lot of the apartments prospective renters see listed as 'No Fee' via the internet or advertised in newspapers actually use a flat fee agency. Prospective renters cannot get information about these properties without first paying a flat fee to these agencies. The fee is supposed to give the renter access to the agency's database. Fees can range from $50-$250, even though these agencies are not legally allowed to charge more than $15 for their services. Very few agency subscribers rent their apartments this way. A lot these agencies provide almost no support service to clients. They have little or no staff and they operate basically as internet-information agencies. Therefore they cannot possibly provide the expertise of a licensed broker. Be wary of information obtained in this manner as the information tends to be unreliable and outdated.
How can I find a "No Fee" apartment?

Sometimes landlords/management companies or brokers offer rental properties or apartments for 'No fee' (meaning no broker fees or rental application fees). These 'deals' tend toward being some of the most expensive apartments on the market. Most 'No Fee' apartments are found in high-rise, doorman buildings or newly constructed buildings. Generally 'No fees' are offered because of the sheer size of a building. These apartments are priced fairly and not great deals but they are not bad ones either. Sometime CENTURY 21 Scope Realty represents certain landlords/management companies or buildings that offer 'No Fee' apartments. These tend to be in luxury/doorman buildings and are priced at $2000 per month and up. In this instance the fees are paid by the landlord/management company. In this case CENTURY 21 Scope Realty passes on the savings to clients and provides all our services to you free of charge. Not all 'No fee' properties are found in doorman buildings. Sometimes landlords/management companies of elevator or walk up buildings will advertise apartments as 'No Fee' on the web or in newspapers. Generally these apartments are not good deals because landlords avoid additional costs and charge the tenant higher monthly payments. Fairly priced properties with a broker's fee would probably cost LESS money than a 'No Fee' apartment in an elevator or walk up building.

Is having a pet a problem?

Having a dog narrows the selection of properties down to 15% of what is currently available on the market. Cats tend not to be as much of a problem. Clients tell your broker about pets to save time and money.

Besides rent stabilized buildings, what other types of apartment buildings are there in NYC?

There are rental buildings, co-ops, and condo buildings.

• Rental buildings: Usually full service, modern, doorman buildings; rents are generally high but are at market level. Annual rent increases might be considerable, depending on market conditions. These buildings are managed by big corporations trying to maximize profit. CENTURY 21 Scope Realty has access to these listings as well as more affordable more economically priced rental properties. We have access to most of the rental listings in the New York City Area.
• Co-op and condo buildings: These are also usually full service buildings. Units are owned by individual owners who are not very familiar with market conditions. It possible to get good deals in co-ops or a condo building. The drawback is that new tenants might have to meet with the co-op or condo board. This process can take over a month and requires the applicant to undergo rigorous screening. Many co-ops do not allow lease renewals. This means more apartment hunting after the first term of your lease. CENTURY 21 Scope Realty is selective about co-op buildings because of the inflexibility and arbitrary rules.