Renting in New Orleans can be quite easy considering the amount of rentals available, but finding a GOOD apartment can be a challenge. Below are some tips to make it easier for you to rent in New Orleans. |
| EMILY'S RENTING TIPS IN NEW ORLEANS |
| 1. Security Deposits/First Month Rent. This is a question I get a lot. How much should you be prepared to give the landlord upon signing a lease. UNLIKE many cities where rentals are a premium and harder to come by, New Orleans� landlords, in general, require only a security deposit (equal to one month�s rent) and first month�s rent. If you find a landlord that requires first, last and a security deposit, chances are the landlord �isn�t from around here� and obviously doesn�t know the �rule� yet. If you really want the apartment, and have the funds, go for it. But otherwise, KEEP LOOKING, but let the landlord know why you won't be renting from them. If enough prospective renters let this landlord know that this practice of asking first/last and a security deposit is unacceptable, perhaps the landlord will change his/her ways ;-) 2. Pets. Are they allowed? Generally if you are looking in the newspaper and see an ad that does NOT mention if pets are allowed, they usually are allowed. It�s been a common practice now for some time that those that do not allow dogs will say so in their ad to avoid wasting your time and theirs. Some will say �pets negotiable� this is usually based on the breed, size, and number of pets. Will a �pet deposit� be required? Depends on the landlord. Some landlords are �cool� with having pets and don�t require ANY pet deposit, while others will require anywhere from $100 to a full month�s rent�again, this will depend on the landlord, what their current practice is, and how convincing you are that little Fido IS housetrained. Pet deposits are, for the most part, negotiable amongst landlords who don�t own a wide variety of properties. Thus, the landlord who owns one or two doubles is probably more willing to negotiate on some of his/her practices, while the property management company that owns 30-50 units throughout the city will not negotiate their terms. 3. I found a great apartment but I want to think about it. My advice � DON�T. While you have been raised to �sleep on it� before making a big decision, chances are if the apartment is THAT good, someone else will find it, and find it quickly. While rentals in New Orleans are numerous, and outnumber the actual number of homes that are owned, GOOD rentals can be difficult to find. These good apartments will go quickly. The longest I would wait to give a decision is perhaps a couple of hours�but my general advice is if you see an apartment that you like and could be comfortable living with, ask to sign the lease then and there. Your contemplation could cost you a great apartment. If you see an apartment that you like, but would like a few things changed (perhaps the carpet cleaned, new paint, replace an older appliance, etc.) then bring it up to the landlord then and there. If he/she agrees to your changes, have it put in writing in the lease or an addendum to the lease. 4. Credit check or not? Most landlords in New Orleans do NOT require a credit check. Those that do are some property management companies/realtors or individual landlords that usually own higher-end apartments ($1,200 on up). Again, this will depend on the individual or company you are dealing with. Because of the cost (usually $20-50) involved and the time involved, most individual landlords don�t waste their time with it. However, most will require a good reference or two from previous landlords. Some will require job references. Some require NOTHING. I wouldn�t recommend asking this on the phone when inquiring about an apartment as it usually gives the landlord a feeling that he/she can�t trust you, or that you have a history to hide. Instead, if you like the apartment and are about to sign the lease, be prepared for the landlord to bring these up. You might find yourself pleasantly surprised in all that they want is your money or a simple reference from your current and/or previous landlord. 5. Is the apartment TOO expensive? I get this question a lot too. I list rental �averages� on my website to give prospective movers an idea of what they will pay once they move here. Of course, being an �average� means that there will be apartments less than what I�ve listed, and more than what I�ve listed. A good general rule of thumb for renting in New Orleans is this � the cost per square foot should be between 70 cents and $1.00 for most areas. Areas such as the French Quarter, the Garden District and the Warehouse District will be a little more than that, usually $1.00 to $1.40 per square foot. Find out how big, square footage wise, your apartment is and do the math�is it too expensive? A great example of this is a 1,000 square foot, 2-bedroom/1 bath apartment. This apartment will be anywhere between $700 and $1,000. If they want $1,200.00 for it, chances are it�s in a superb (meaning very safe and nothing but gorgeous houses around it) area of town and/or has updated/remodeled features such as brand new hardwood floors, new appliances, updated bathroom, and is immaculate. If it�s just a normal, run of the mill apartment and is in a �normal� area (let�s use Magazine Street as an example, near Napoleon) then yes, they are asking too much. Move on. Again, the exceptions to that rule would be in those three areas I mentioned. These areas tend to be more competitive with renters. 6. Ok, you�ve found THE perfect apartment. Now what? Carefully review the lease or rental agreement BEFORE you sign. Your lease or rental agreement may contain provisions that you find unacceptable--for example, who pays the water, sewerage and trash; restrictions on guests or pets; who provides for pest control should it be necessary? Any changes that you and the landlord make verbally should be included in the lease (example: landlord will pay for water but it�s not stated in the lease; landlord will put new window a/c unit, etc.) 7. To avoid disputes or misunderstandings with your landlord, put everything in writing. If the landlord says he/she will take off the first month�s rent because of xyz, then have him/her put it in writing. If you are uncomfortable with asking for that, put it in writing yourself in a note/memo form, �this is just to verify that �.� or �Per our conversation��. Keep copies of any and all correspondence. 8. Does the landlord have the right to come into your apartment on little or no notice, or while you are away? NO! Absolutely not. It is Louisiana law that landlords are required to give 24 hour notice to come into your apartment unless it is an emergency or if the landlord suspects illegal activity going on. Of course, the general rule of thumb is if there�s a repair to made, under 24-hour notice is acceptable IF you agree. The 24-hour notice is only for those who don�t wish to be disturbed, but if you�re a/c is broken down, chances are you want your landlord over there as soon as possible. If, however, your landlord is just coming over to inspect the property, take measurements, etc�the 24-hour rule would fall into place. 9. Know your rights to live in a habitable apartment. It is Louisiana law that landlords are required to keep their apartments habitable, including adequate weatherproofing; heat, water and electricity; and clean, sanitary and structurally safe premises. If you have requested repairs be made and they fall on deaf ears, or if you are given excuse after excuse, you have a right to either cancel your lease early or withholding a portion of the rent to pay for repairs yourself. Of course, if you cancel your lease early, you will NOT get your security deposit back, but then you won�t be stuck in an uninhabitable apartment either. 10. Purchase renter�s insurance to cover your contents/valuables. Your landlord�s insurance will only cover the structure (the apartment itself) and will NOT provide for a temporary place for you to stay should your apartment be damaged by fire or flooding. Flood insurance is EXTRA and for most renters, will run between $10-20 a month, depending on coverage. Renter�s insurance will run, on average, between $10-35 a month, based on limits, deductibles, your claim history 11. Read over the Louisiana Landlord-Tenant law HERE (this is an Adobe Acrobat file) |