Housing Considerations

A lease is a legal document, so be sure you comprehend the ramifications of signing it before you do so. While there are certain legal protections for renters, an ounce of prevention is worth a pound of cure. Make sure you fully understand all the terms of the lease, especially parts about giving notice if not renewing it. And make sure you do give notice in writing by the first of the month or other required date.

By the same token, your landlord has responsibilities. You can expect him, for example, to repair matter-of-course damages to your apartment. If you feel that your landlord is not respecting your agreement, follow up on it. Knowing your rights and your landlord's legal obligations can protect you. The GSAS Office of Housing Services and Harvard Housing Office have copies of The Tenant's Rights Handbook.

The legal intricacies surrounding leases detailed in Massachusetts General Laws Section 186. The following websites offer translations into English:
http://www.state.ma.us/consumer/pubs/tenant.htm
http://www.lawlib.state.ma.us/landlord.html

Most leases are for a year. If you think you may stay somewhere for a few years, keep an eye out for leases with fixed rate increases, which can guarantee you a rent increase less than the rate of inflation. In addition to fixed-term leases (normally one year), there are Tenant At Will (TAW) arrangements, essentially one-month or month-to-month leases. They can be terminated with 30 days' notice by either the landlord or the renter. Therefore, rents are only guaranteed for the same 30 days.

Most landlords charge a security deposit equivalent to one month's rent, payable at the time you sign your lease or move in. Of course, you must also pay the rent for that first month. And most landlords also the rent for your last month of stay, whenever that may be, to ensure that you don't take off without paying them.

An often-overlooked law requires the landlord to furnish you with a receipt that shows the bank and account in which your security deposit is invested. The security deposit serves as the landlord's protection in the event that you cause damage to the unit. If you do not cause such damage, ensure that your security deposit is returned to you when you move out. The security deposit is your money, not your landlord's.

Other Expenses: Utilities and Insurance
Pay attention to whether or not your rent includes any or all utilities. Water and sewerage are generally included in the rent but other utilities vary widely, depending upon your particular arrangement. In New England, the most expensive utility is usually heat -- be it gas, electric, or oil -- which can be over $100 per month. An apartment with heat included can be a much better deal in the winter than it seems. Hence it's worth estimating an apartment's heat cost from average utility bills and the quality of the apartment's insulation. Gas and electric companies will often do a free energy audit, so, if you find a drafty window or high utility bills after you move in, this might be worth a try.

One of the most important things you can do for piece of mind and protection is to get renter's insurance. In the (hopefully unlikely) event of fire or theft, your personal property will be protected. You can get coverage for all your personal items, whether you live in an apartment or dorm. Depending on your level of coverage, premiums can be well under $100 per year, a small amount of money for the assurance it offers. Applications for insurance are available at GSAS Housing Services. The Harvard Police Department can also help engrave your valuable property with a mark and keep a record of serial numbers. This identification helps to discourage burglaries and greatly improves the chance of recovering stolen property. Call 617-495-1795 for more information.

Housing Hints

• Apartments go fast, especially in the spring, so once you know what you want, be prepared to act fast (within hours).
• There are many landholding landlords who rent lots of student apartments. Learn about these real estate moguls and avoid them or seek them out appropriately.
• Ask the current occupants about an apartment: is the landlord decent, how much do utilities really cost, has there been a bug or rodent problem, etc.
• Ask about bugs: has the place been exterminated? Consider asking to see the exterminator's bill or contract.
• Ask your landlords about who owns responsibility of snow removal and weeding from your steps, sidewalk, or lawn, as the case may be.
• Don't rule out closer but slightly more expensive housing if you can afford it. Being able to nip home for lunch is a great way to reduce stress and save money. Also, a short walk at night is much safer.
• Find students who are graduating and negotiate taking over their lease. Landlords love it because it saves them advertising and broker fees.
• As always, consider the accessibility of supermarkets and laundry facilities. (Envision yourself wading through snow...)
• Some places throw in a parking space, which is of great value (maybe even if you don't have a car! Parking = $$).