Boston: Back Bay, MA Listings
Boston Renter's Guide
Whether you are renting your first apartment in Boston or your fifth, the process to obtaining a home to call your own can be made easy and rewarding by researching preferences and requirements beforehand. This guide has been created to assist you as you search for and secure your new apartment.
Please use this guide to help you in your preparation and search. Remember, the more you know now and the better you are prepared, the greater the advantage you will have later.
If we can be of any assistance to you, please don't hesitate to contact us at 617-796-7415.
Building Structure
The physical architecture of the buildings types can vary dramatically and knowing what to expect of these properties will help you narrow your search. They can generally be categorized as one of the following:
Brownstone, Townhouse, or Mansion
Most date back to the1800's and early 1900's and were originally built as single family homes. While the single family home still exists (ranging from three to five stories), many have since been converted into several apartments per building. Largely considered the historic gems of Boston, these apartments are known for their architectural character and offer an alternative to a standard high-rise or modern apartment. They typically have plank hardwood floors, bay windows, high ceilings, exposed beams, architectural detailed woodwork, crown moldings, and working or decorative fireplaces.
These are representative of any building built prior to World War II. These buildings are often characterized by their elaborate architecture and extensive detail. They typically feature high ceilings, hardwood floors, and decorative elements such as fireplaces, and original details. It is quite common to find these properties to have a 24 hour doorman or elevator operator service.
These are representative of any building built post World War II. Known for their simple design and well divided units, they offer a more modern living space than the typical prewar building. These buildings usually have laundry facilities in the basement of the older buildings, or on each floor in newer buildings. Doorman services vary from building to building.
Refers to any building that stands 20 stories or more and was typically built in the latter part of the 20th century. These buildings tend to offer standard shaped apartments, known as cookie cutters, and vary in the level of services and luxury.
Refers to any building that is less than 20 stories high but they are typically 4- 12. These buildings may also have standard shaped apartments, and are usually walk-up or elevator buildings. Most have laundry in the building and feature video intercom systems.
Loft Building
Except for new construction, these properties were at one time commercial spaces that have been converted for residential living and can range from 5 to 15 stories tall. The homes inside are typically large, open spaces and can vary in their degree of architectural character. Many lofts are intentionally left raw with their freight elevators in tact, and original columns left in place, allowing the renter to convert the empty space into open living areas. Increasingly, renovated or newly constructed lofts are available that offer the same high-end amenities (gym, concierge, laundry, etc.) found in a luxury high-rise.
Building Types
There are three basic types of buildings in Boston: 24 Hour Doorman / Elevator Attended, Elevator / Lift (unattended), and Walk-Up (unattended):
These buildings tend to be larger buildings, such as high-rises, with the highest level of security. They also offer the highest level of convenience and comfort because someone is there to take/hold your packages, dry cleaning, scheduled drop-offs, or anything else you might need while you are out. (If you are new to Manhattan, delivery is a way of life on the island. Also, you should consider that mail and packages will not be left without a signature - another benefit of the dooman building.) There are three types of Doorman Buildings: luxury high-rise, standard, and part-time doorman.
These buildings have more than one doorman, usually a full staff of attendants, and offer concierge-like (hotel) services. Top amenities, such as a private health club, pool, sun deck, children's playroom, laundry facilities, etc, are generally available, but will vary with each building.
These buildings have someone on duty 24 hours a day and will provide the security, and convenience of a doorman, but they do not offer added amenity services.
These buildings typically have a doorman for the day shift but rely on security cameras or some form of high-tech security system at night.
These buildings do not have a doorman on duty, although some may have an elevator attendant. These buildings are considered somewhere in between a doorman building and a walk-up with respect to quality, comfort and security. They often have laundry in the building and a security system such as an intercom. These buildings are typically more moderately priced and are not as expensive as a doorman building, but not as inexpensive as a typical walk-up.
These buildings do not have a doorman or elevator. They can be brownstones or townhouses (4-5 stories), above storefronts (generally one or two stories), or low-rise buildings (free standing 4-5 stories). They are the most affordable living accommodation in the city; however, as a result they have minimal amenities. Most walk-up buildings have double door security and some have more elaborate systems, such as intercoms and cameras.
Note: The quality of the building with respect to Elevator and Walk-Ups can vary drastically depending on how well the property is maintained by the owner, and each situation should be judged on its own merits.
Building Ownership
There are three types of building ownership in Boston and they each vary with respect to the requirements and approval process one would need to go through in order to live in that property. They range in difficulty from rentals, being the easiest, to co-ops, which are notoriously the most difficult.
A single landlord owns the entire building and the real estate laws determine whether the specific unit is rent stabilized or non-rent stabilized. Landlords generally require the standard paperwork, a credit check and request one month's rent and one month's security deposit upon lease approval. The approval process can take anywhere from A one day to one week but is usually no more than that.
Each unit is individually owned and is used as a personal residence or can be rented out as an investment property. Subject to the regulations of the condo board (governing body for the building made up of individual owners), owners are able to determine their own rental price and lease length. Owners will generally require from an applicant the standard paperwork plus whatever additional information they feel necessary for approval. In addition, applicants must also submit whatever necessary paperwork the board may ask for as the owner of the property is required to disclose any potential renters. However, unlike a Co-op, the board does not have the right to turn down an applicant that an owner is willing to rent to. Tenants are generally required to pay application and / or board and move -in fees (as well as additional Security if required) and the approval process could take anywhere from one week to one month.
Boston does not have a lot of Co-Op buildings. As in a Condo, each unit is individually owned; however, in a Co-Op individuals actually own shares in the building based on their apartment's size and value, and not the deed to the property as one would in a Condo. They tend to have the most stringent rules and regulations with respect to rentals. The co-op board generally requires extensive financial and personal information in addition to the standard paperwork. Prospective tenants must also undergo an extensive interview with the building's Co-op board. Tenants are generally required to pay large application, board, and move-in fees as well as extra security. Co-ops can often be problematic for international clients or new hires without an established credit history. The approval process generally takes around one month or more.
Renting Qualifications and Costs
Once you have considered the various types of apartments and buildings you are interested in viewing, you need to prepare the necessary documentation and fees needed to apply for them.
Most landlords require tenants to make 40 to 50 times the monthly rent of the apartment as their annual salary. In most cases this must be guaranteed income and does not include bonuses. (ex: If the property is $2000.00 a month, you must earn $80,000.00 to $100,000.00 a year in order to qualify to rent the property.) Discuss other options with your agent if needed.
If an applicant does not meet the financial requirements the landlord may require a Lease Guarantor. This person is responsible for the rent if the tenant fails to pay it. They are generally required to go through the same application process as the tenant and earn 80 to 100 times the monthly rent. Most landlords prefer a in stgate guarantor however this will vary from landlord to landlord so discuss with your agent.
This is typically a single document that will provide a landlord with an applicant's professional, financial and personal background information required when applying to live in a property. (Credit check is only applicable for US residents).
Application fees are generally due at the time of application submission and range in price from $50-$100 (per application) for a rental building and agent with disclose before completion of lease any move-in fees associated with any building.
One month's rent and one month's security is generally required at time of lease signing. Landlords generally require these monies in the form of two separate certified checks or money orders and do not accept personal checks, or cash. These can be obtained at a Massachusetts bank for $10-$15. If you do not have a US credit history or have bad credit, landlords will often request additional security. Some landlords will allow the tenant to pay via credit card, but they may require additional surcharges (2-3% will be added to the rent and security payments).
Because tenants pay the brokerage fees in Boston, it is customary to be asked to sign a fee agreement when first visiting with a broker. This agreement simply states that you agree to pay a fee to the broker if they help you to secure a lease on a particular property. You are not required to pay a brokerage fee if you are unable to secure a lease with them.
The standard brokerage fee in Boston is one month’s rent and is generally due at the time of lease signing. You are only responsible for this fee if you secure an apartment through that broker. Fees are made payable to the brokerage firm.
There are certain circumstances where a landlord may pay a portion of a fee to a broker typically in luxury rental buildings or other special circumstances. According to Massachusetts law, the broker must notify the person responsible for paying the fee (tenant, sponsoring corporation, etc.). In this case the agent will discount your fee by the amount of monies received by the owner.
Pets
Man's best friend can unfortunately prove to be his worst enemy when it comes to finding an apartment in Boston, particularly those pets that are over 20 lbs. Most landlords in Boston do not accept dogs and if they do, they generally prefer them to resemble cats in size. Cats and other domestic pets can also limit your inventory and you should advise your agent of any pets you may have or plan on getting in the future. Landlords usually also ask for a pet deposit.
Apartment Search
Generally speaking, Boston is a first-come-first-serve market, and once you have found an apartment, you will need to act quickly. The best way to ensure that you have priority consideration as a prospective tenant is to be prepared. It is a good idea to bring the following items with you when you go on your apartment search:
Essential Application Information
This includes your employer's contact information, the name and contact information of your bank, and the names and contact information of previous landlords. (If you plan on using a guarantor, be sure to have their essential information as well).
Employer Verification Letter
This letter must be prepared on company letterhead and signed by your supervisor. It should state your position, start date, salary and, if applicable, guaranteed bonus. It should also indicate whether or not you are entitled to a housing allowance and if so, how much.
Bank Statements
You should be prepared with at least the last two months' statements.
Tax Returns
In some instances you may be asked to show tax returns, so it is a good idea to bring the last two years returns with you.
Photo Identification
A driver's license, passport, or other form of government issued photo ID will be required.
Monies
It is important to at least bring along monies to cover the application fee(s), and, if necessary, the deposit (one month's rent) in order to secure the property.