Sunday, July 20, 2014

AptStar Program: Following A Client Who Finds, Applies + Signs Lease in One Day

The one question I get all the time about my AptStar Program (where I find + you go see on your own = u save money on broker fees) is 'How Does It Work'?

Using some of the stills from Dan Zambrano's upcoming documentary on my unique apartment finding program, here is Luke (an AptStar client) as he goes through his ONE DAY apartment search!

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Luke saved approximately $8,000 on broker fees. Be like Luke!

http://LandlordLinks.Net
Any Apartment. No Broker Fee.



Friday, July 18, 2014

Kirby Sommers' AptStar Program: Sneak Peek at the Documentary



Here's a preview of "The Apartment Matchmaker" documentary. The film chronicles the one day of searching of 2 AptStar clients (apartment seekers).

I am in shadow because I save you money on broker fees and I don't take you to see apartments. You do this on your own. 

For more information on my AptStar Program, please visit my website:

Tuesday, July 15, 2014

Why an apartment deal in Manhattan may fall through even after you submit an application


What could possibly go wrong when you apply for an apartment with a landlord?

Everything.

One of my AptStar clients is very close to not getting an apartment and having her deal “fall through” (a phrase most renters in the city dread thinking about or, heaven forbid: saying).

The one bedroom apartment she wanted was gone by the time she arrived in the city from outside of the country.

However, the landlord’s agent told her she “had another one-bedroom coming up.” She then added there was a 2 bedroom currently under renovation, although the price was a little higher (and frankly, they didn’t really know when the renovation would be completed).

My client saw the 2-bedroom and then went back to the office to follow through with my instructions: focus on the real, forget the unseen – especially with only a $95 differential in rent.

At which point the landlord attempted to push my client towards the occupied one-bedroom apartment with the words: “I’ll just have to harass that tenant to move out.”

Which translates into: someone is living in the apartment and we have no clear idea if this person is leaving.

The law in New York favors renters, so even if the current tenant is behind in rent, it may take 6 months or more to actually evict this person. (And even then, the tenant could pull it off and stay in the apartment indefinitely).

“But you would be #1 on our list,” the leasing agent reassured my young client as they took her application fee along with her neatly assembled list of financial documents.

Being #1 on a list for an apartment that may never be available, especially when my client, a college student, has to move from another country to New York with a definite start date for school – isn’t reassuring.

Try as I might, I could not get my starry-eyed client, who fell in love with the one bedroom she initially lost to understand that the landlord would NEVER give her a signed lease for an apartment that is currently rented.

This would be illegal.

My advice: take what you can see, not what is a maybe.

And whether she follows my advice or not, I have learned one thing: first time renters who haven’t had horrific rental experiences can’t separate fact from wishful thinking.


###

http://LandlordLinks.Net
copyrighy 2014 Kirby Sommers

Saturday, June 28, 2014

The No Fee Myth, by Kirby Sommers

The No Fee Myth, by Kirby Sommers


(Written in 2011)

Most renters opt for the "no fee" apartment route, either through a broker, a landlord, or a management company. But is this really a no fee apartment? Or, have you just paid a hidden fee?


Zigzagging my way through the snow and ice covered streets of the West Village I try to keep up with two local rental agents who have agreed to speak with me. I ask them a simple question:


Is no fee really no fee?"


"Renters are stupid! They don't know they always pay a fee!" Rental Agent A exclaimes. (I am going to keep their names out of this, if for no other reason than their personal safety!).


"Absolutely," Rental Agent B adds with a grin. "Renters think the landlord is gonna swallow up their fee? No way. I get paid and the renter pays me every time!"


I'm a born and raised, true to life, completely jaded New Yorker. Not the burbs, but Manhattan. The real deal. Jaded New Yorkers are not surprised by anything. I am wrong.


Their candid answers surprise even my jaded New York soul. It wasn't what they said. It was how they said it. But I digress, so back to what happened.


"How many people would you say call on your for fee ads?" I press on.


Agent B quickly answers: "None. My calls and appointments come from my no fee ads, some of them pay the fee after I show a crummy no fee apartment, but the truth is the tenant pays every time." He smirks.


"The base rent is higher when a renter signs a lease for a no fee apartment," I'm quick to point out. "Do you think your renters know they pay your commission?" I am now firmly convinced my Landlord Links are the best thing to happen for renters in New York City since the smoking ban of 1982.


"Renters don't know, no way," Agent A adds. These people want a free ride. But, you know, there's no such thing. And then if they stay in the apartment a second year, they pay the fee again! This time instead of coming to me it ends up in the landlords pocket. You think the owner is going to say: hey, you paid an inflated rent last year. I am now going to give you that money back. No way. What do renters know? Ahh, that's why I call them stupid! They pay this fee over and over again."


And these men, as much as their attitude made my skin crawl and re-affirmed why I am the ultimate anti-broker; renters always pay a broker fee, whether they know it or not.

For example, if the base rent is $2,000 per month and the broker's commission is 15% (which is calculated by multiplying the monthly rent by 12 months x 15) then you have to shell out another $3,600 -- a whopping ouch!


Using $2,000 as the insider rent that only the landlord knows about and adding that hidden 15% fee, the asking rent becomes $2,432.00. Over the course of your one-year lease term you slowly pay this hidden fee. Should you choose to sign a second year lease you will continue to pay a second fee that is now permanently built into your base lease.


In real estate lingo this is called pay as you go. Except no one ever bothers to tell you its coming out of your pocket. Instead you falsely believe you've rented no fee.


Which brings us to the question: is no fee really no fee? The answer is no. Like broker A said: There is no such thing as a free ride. Which means there is no such thing as "no fee."


Bottom line: the rent has been inflated for all apartments in the New York City with these hidden fees. And, unless you know the rental history of the building and the landlord's fee structure, you won't know what or how to negotiate the extra money they've added on to the asking rent.


The no fee approach has forced many people out of the city and kept many from renting in the city. If you're still hanging on and renting in Manhattan, then throw a "My-Rent-is-too-Damn-High" party, and don't forget to invite your landlord.

Monday, June 9, 2014

Different Types of Buildings throughout New York City

Different types of buildings throughout New York City

Building
 Code        Description
    A0         CAPE COD
    A1         TWO STORIES - DETACHED
    A2         ONE STORY - PERMANENT LIVING QUARTER
    A3         LARGE SUBURBAN RESIDENCE
    A4         CITY RESIDENCE ONE FAMILY
    A5         ONE FAMILY ATTACHED OR SEMI-DETACHED
    A6         SUMMER COTTAGE
    A7         MANSION TYPE OR TOWN HOUSE
    A8         BUNGALOW COLONY - COOPERATIVELY                  OWNED LAND
    A9         MISCELLANEOUS ONE FAMILY
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B
 Building
 Code        Description
    B1         TWO FAMILY BRICK
    B2         TWO FAMILY FRAME
    B3         TWO FAMILY CONVERTED FROM ONE FAMILY
    B9         MISCELLANEOUS TWO FAMILY
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C
 Building
 Code        Description
    C0         THREE FAMILIES
    C1         OVER SIX FAMILIES WITHOUT STORES
    C2         FIVE TO SIX FAMILIES
    C3         FOUR FAMILIES
    C4         OLD LAW TENEMENT
    C5         CONVERTED DWELLINGS OR ROOMING HOUSE
    C6         WALK-UP COOPERATIVE
    C7         WALK-UP APT. OVER SIX FAMILIES WITH                  STORES
    C8         WALK-UP CO-OP; CONVERSION FROM LOFT/                  WAREHOUSE
    C9         GARDEN APT/MOBILE HOME/TRAILER PARK
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D
 Building
 Code        Description
    D0          ELEVATOR CO-OP; CONVERSION FROM LOFT/                   WAREHOUSE
    D1          ELEVATOR APT; SEMI-FIREPROOF WITHOUT                   STORES
    D2          ELEVATOR APT; ARTISTS IN RESIDENCE
    D3          ELEVATOR APT; FIREPROOF WITHOUT                   STORES
    D4          ELEVATOR COOPERATIVE
    D5          ELEVATOR APT; CONVERTED
    D6          ELEVATOR APT; FIREPROOF WITH STORES
    D7          ELEVATOR APT; SEMI-FIREPROOF WITH                   STORES
    D8          ELEVATOR APT; LUXURY TYPE
    D9          ELEVATOR APT; MISCELLANEOUS
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E
 Building
 Code        Description
    E1          FIREPROOF WAREHOUSE
    E3          SEMI-FIREPROOF WAREHOUSE
    E4          METAL FRAME WAREHOUSE
    E6          GOVERNMENTAL WAREHOUSE
    E7          SELF-STORAGE WAREHOUSES
    E9          MISCELLANEOUS WAREHOUSE
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F
 Building
 Code        Description
    F1          FACTORY; HEAVY MANUFACTURING -                   FIREPROOF
    F2          FACTORY; SPECIAL CONSTRUCTION -                   FIREPROOF
    F4          FACTORY; INDUSTRIAL SEMI-FIREPROOF
    F5          FACTORY; LIGHT MANUFACTURING
    F8          FACTORY; TANK FARM
    F9          FACTORY; INDUSTRIAL-MISCELLANEOUS
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G
 Building
 Code        Description
    G0         GARAGE; RESIDENTIAL TAX CLASS 1
    G1         GARAGE; TWO OR MORE STORIES
    G2         GARAGE; ONE STORY SEMI-PROOF OR                   FIRE-PROOF
    G3         GARAGE AND GAS STATION COMBINED
    G4         GAS STATION WITH ENCLOSED WORKSHOP
    G5         GAS STATION WITHOUT ENCLOSED                   WORKSHOP
    G6         LICENSED PARKING LOT
    G7         UNLICENSED PARKING LOT
    G8         GARAGE WITH SHOWROOM
    G9         MISCELLANEOUS GARAGE OR GAS STATION
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H
 Building
 Code        Description
    H1         HOTEL; LUXURY TYPE BUILT PRIOR TO 1960
    H2         HOTEL; LUXURY TYPE BUILT AFTER 1960
    H3         HOTEL; TRANSIENT OCCUPANCY-MIDTOWN                  MANHATTAN AREA
    H4         MOTEL
    H5         HOTEL; PRIVATE CLUB, LUXURY TYPE
    H6         APARTMENT HOTEL
    H7         APARTMENT HOTEL - COOPERATIVELY OWNED
    H8         DORMITORY
    H9         MISCELLANEOUS HOTEL
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I
 Building
 Code        Description
    I1           HOSPITAL, SANITARIUM, MENTAL INSTITUTION
    I2           INFIRMARY
    I3           DISPENSARY
    I4           HOSPITAL; STAFF FACILITY
    I5           HEALTH CENTER, CHILD CENTER, CLINIC
    I6           NURSING HOME
    I7           ADULT CARE FACILITY
    I9           MISCELLANEOUS HOSPITAL, HEALTH CARE                   FACILITY
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J
 Building
 Code        Description
    J1          THEATRE; ART TYPE LESS THAN 400 SEATS
    J2          THEATRE; ART TYPE MORE THAN 400 SEATS
    J3          MOTION PICTURE THEATRE WITH BALCONY
    J4          LEGITIMATE THEATRE, SOLE USE
    J5          THEATRE IN MIXED-USE BUILDING
    J6          TELEVISION STUDIO
    J7          OFF BROADWAY TYPE THEATRE
    J8          MULTIPLEX PICTURE THEATRE
    J9          MISCELLANEOUS THEATRE
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K
 Building
 Code        Description
    K1         STORE BUILDING; ONE STORY
    K2         STORE BUILDING; TWO-STORY OR                  STORE/OFFICE
    K3         DEPARTMENT STORE - MULTI-STORY
    K4         STORE WITH APARTMENTS ABOVE
    K5         DINER - FRANCHISED TYPE STAND
    K6         SHOPPING CENTER WITH PARKING FACILITY
    K7         FUNERAL HOME
    K9         MISCELLANEOUS STORE BUILDING
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L
 Building
 Code        Description
    L1          LOFT; OVER 8 STORIES (MID MANH. TYPE)
    L2          LOFT; FIREPROOF AND STORAGE TYPE                   WITHOUT STORES
    L3          LOFT; SEMI-FIREPROOF
    L8          LOFT; WITH RETAIL STORES OTHER THAN                   TYPE ONE
    L9          MISCELLANEOUS LOFT
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M
 Building
 Code        Description
    M1         CHURCH, SYNAGOGUE, CHAPEL
    M2         MISSION HOUSE (NON-RESIDENTIAL)
    M3         PARSONAGE, RECTORY
    M4         CONVENT
    M9         MISCELLANEOUS RELIGIOUS FACILITY
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N
 Building
 Code        Description
    N1         ASYLUM
    N2         HOME FOR INDIGENT CHILDREN, AGED,                  HOMELESS
    N3         ORPHANAGE
    N4         DETENTION HOUSE FOR WAYWARD GIRLS
    N9         MISCELLANEOUS ASYLUM, HOME
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O
 Building
 Code        Description
    O1         OFFICE BUILDING; FIREPROOF UP TO 9                  STORIES
    O2         OFFICE BUILDING; 10+ STORIES - SIDE STREET                  TYPE
    O3         OFFICE BUILDING; 10+ STORIES - MAIN AVE                  TYPE
    O4         OFFICE BUILDING; TOWER TYPE
    O5         OFFICE BUILDING; SEMI-FIREPROOF
    O6         BANK BUILDING - DESIGNED EXCLUSIVELY FOR                  BANKING
    O7         PROFESSIONAL BUILDING
    O8         OFFICE BUILDING; WITH RESIDENTIAL                  APARTMENTS
    O9         MISCELLANEOUS OFFICE BUILDING
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P
 Building
 Code        Description
    P1         CONCERT HALL
    P2         LODGE ROOM
    P3         YWCA, YMCA, YWHA, YMHA, PAL
    P4         BEACH CLUB
    P5         COMMUNITY CENTER
    P6         AMUSEMENT PLACE, BATH HOUSE, BOAT                  HOUSE
    P7         MUSEUM
    P8         LIBRARY
    P9         MISCELLANEOUS INDOOR PUBLIC ASSEMBLY
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Q
 Building
 Code        Description
    Q1         PARK
    Q2         PLAYGROUND
    Q3         OUTDOOR POOL
    Q4         BEACH
    Q5         GOLF COURSE
    Q6         STADIUM, RACE TRACK, BASEBALL FIELD
    Q7         TENNIS COURT
    Q8         MARINA, YACHT CLUB
    Q9         MISCELLANEOUS OUTDOOR RECREATIONAL                  FACILITY
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R
 Building
 Code        Description
    R0         SPECIAL CONDOMINIUM BILLING LOT
    R1         CONDO; RESIDENTIAL UNIT IN 2-10 UNIT BLDG.
    R2         CONDO; RESIDENTIAL UNIT IN WALK-UP BLDG.
    R3         CONDO; RESIDENTIAL UNIT IN 1-3 STORY BLDG.
    R4         CONDO; RESIDENTIAL UNIT IN ELEVATOR BLDG.
    R5         CONDO; MISCELLANEOUS COMMERCIAL
    R6         CONDO; RESID.UNIT OF 1-3 UNIT BLDG-ORIG                  CLASS 1
    R7         CONDO; COMML.UNIT OF 1-3 UNIT BLDG-ORIG                  CLASS 1
    R8         CONDO; COMML.UNIT OF 2-10 UNIT BLDG.
    R9         CO-OP WITHIN A CONDOMINIUM
    RA         CULTURAL, MEDICAL, EDUCATIONAL, ETC.
    RB         OFFICE SPACE
    RG         INDOOR PARKING
    RH         HOTEL/BOARD
    RK         RETAIL SPACE
    RP         OUTDOOR PARKING
    RR         CONDO RENTALS
    RS         NON-BUSINESS STORAGE SPACE
    RT         TERRACES/GARDENS/CABANAS
    RW         WAREHOUSE/FACTORY/INDUSTRIAL
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S
 Building
 Code        Description
    S0          PRIMARILY 1 FAMILY WITH 2 STORES OR                   OFFICES
    S1          PRIMARILY 1 FAMILY WITH 1 STORE OR                   OFFICE
    S2          PRIMARILY 2 FAMILY WITH 1 STORE OR                   OFFICE
    S3          PRIMARILY 3 FAMILY WITH 1 STORE OR                   OFFICE
    S4          PRIMARILY 4 FAMILY WITH 1 STORE OR                   OFFICE
    S5          PRIMARILY 5-6 FAMILY WITH 1 STORE OR                   OFFICE
    S9          SINGLE OR MULTIPLE DWELLING WITH                   STORES OR OFFICES
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T
 Building
 Code        Description
    T1          AIRPORT, AIRFIELD, TERMINAL
    T2          PIER, DOCK, BULKHEAD
    T9          MISCELLANEOUS TRANSPORTATION FACILITY
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U
 Building
 Code        Description
    U0         UTILITY COMPANY LAND AND BUILDING
    U1         BRIDGE, TUNNEL, HIGHWAY
    U2         GAS OR ELECTRIC UTILITY
    U3         CEILING RAILROAD
    U4         TELEPHONE UTILITY
    U5         COMMUNICATION FACILITY OTHER THAN                  TELEPHONE
    U6         RAILROAD - PRIVATE OWNERSHIP
    U7         TRANSPORTATION - PUBLIC OWNERSHIP
    U8         REVOCABLE CONSENT
    U9         MISCELLANEOUS UTILITY PROPERTY
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V
 Building
 Code        Description
    V0         ZONED RESIDENTIAL; NOT MANHATTAN
    V1         ZONED COMMERCIAL OR MANHATTAN                  RESIDENTIAL
    V2         ZONED COMMERCIAL ADJACENT TO CLASS 1                  DWELLING: NOT MANHATTAN
    V3         ZONED PRIMARILY RESIDENTIAL; NOT                  MANHATTAN
    V4         POLICE OR FIRE DEPARTMENT
    V5         SCHOOL SITE OR YARD
    V6         LIBRARY, HOSPITAL OR MUSEUM
    V7         PORT AUTHORITY OF NEW YORK AND NEW                  JERSEY
    V8         NEW YORK STATE OR US GOVERNMENT
    V9         MISCELLANEOUS VACANT LAND
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W
 Building
 Code        Description
    W1         PUBLIC ELEMENTARY, JUNIOR OR SENIOR                   HIGH
    W2         PAROCHIAL SCHOOL, YESHIVA
    W3         SCHOOL OR ACADEMY
    W4         TRAINING SCHOOL
    W5         CITY UNIVERSITY
    W6         OTHER COLLEGE AND UNIVERSITY
    W7         THEOLOGICAL SEMINARY
    W8         OTHER PRIVATE SCHOOL
    W9         MISCELLANEOUS EDUCATIONAL FACILITY
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Y
 Building
 Code        Description
    Y1         FIRE DEPARTMENT
    Y2         POLICE DEPARTMENT
    Y3         PRISON, JAIL, HOUSE OF DETENTION
    Y4         MILITARY AND NAVAL INSTALLATION
    Y5         DEPARTMENT OF REAL ESTATE
    Y6         DEPARTMENT OF SANITATION
    Y7         DEPARTMENT OF PORTS AND TERMINALS
    Y8         DEPARTMENT OF PUBLIC WORKS
    Y9         DEPARTMENT OF ENVIRONMENTAL                  PROTECTION
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Z
 Building
 Code        Description
    Z0         TENNIS COURT, POOL, SHED, ETC.
    Z1         COURT HOUSE
    Z2         PARKING PUBLIC PARKING AREA
    Z3         POST OFFICE
    Z4         FOREIGN GOVERNMENT
    Z5         UNITED NATIONS
    Z6         LAND UNDER WATER
    Z7         EASEMENT
    Z8         CEMETERY
    Z9         OTHER MISCELLANEOUS

Saturday, June 7, 2014

143 West 69 Street, New York, NY 10023 Landlord unresponsive to tenant issues, DO NOT RENT

ABC Properties
ALERT! Rent at any of their properties and get ready for problems!
Landlord is non-responsive to tenant issues at 143 West 69 Street / 2020 Broadway and other apartment buildings they own throughout Manhattan and Brooklyn.
For additional information:
Warning! Rent from this landlord and get prepared to NEVER get any response to any of your issues.