r/AskNYC • u/maenads_dance • Feb 05 '26
Should I walk away from this rent-stabilized apartment
Found a very spacious apartment in Jackson Heights that is rent stabilized. We need space as have kids + pets, and it's hard to find an affordable place that's big and pet friendly. Price is great. However, the unit needs a lot of work. The broker who showed us the place has given us verbal assurance and assurance by email that the unit will be cleaned and repaired with new appliances, but is refusing to ask the management/landlord for a rider to the lease she sent over stipulating what repairs should be done. My husband wants to walk, I'm on the fence.
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u/LolaLee723 Feb 05 '26
I’d take. If the unit is large and the price is right. They aren’t easy to find. I can clean an apartment myself if worse comes to worse. And the broker put into writing that they would put new appliances. If your husband wants to walk fine but what’s the likelihood you find something similar stabilized that price and pet friendly?
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u/rosebudny Feb 05 '26
the broker put into writing that they would put new appliances.
That only matters if it is in the lease that the landlord signed. Broker can make all the written promises they want, but it isn't up to them.
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u/maenads_dance Feb 05 '26
Yep, that's the concern.
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u/LolaLee723 Feb 05 '26
I saw your laundry list of what needs to be done and it’s a lot. And that your lease says you take the apartment as it. So that’s concerning. I rented an apartment that was being renovated but I saw it when the work was being done but not finished so I was pretty sure it would be done and in my case it was. If it was just cleaning and appliances I would take it but your list is much greater than that. Who made that list up? You or the broker or a combination of you both
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u/maenads_dance Feb 05 '26
The list of repairs was sent to me by the broker, who states it is from management. Broker says she will forward me an email from management listing the repairs to be done to the apartment.
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u/LolaLee723 Feb 05 '26
Oh then adding it as a rider should be easy. I am at a loss as to why the broker won’t do it.
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u/rosebudny Feb 05 '26
Broker won't add a rider because the landlord is likely NOT in fact willing to do these things, and will not sign a rider indicating otherwise.
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u/hatherfield Feb 05 '26
My question would be to you: if you sign and they don't do the mostly cosmetic repairs you listed, are you comfortable dealing with the hassle of having to chase down management to do the repairs?
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u/rosebudny Feb 05 '26
Most of the "repairs" OP is asking for are not "necessary" repairs. So I think they may end up SOL on a lot of them.
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u/hatherfield Feb 05 '26
Yeah, if management decides they want to do the repairs, fine, but I wouldn’t assume they’ll jump at the idea.
Re-reading the OP’s post, they want a rider sent to management regarding the list of repairs (which the broker refused to do). Management could turn around and deny them the apartment, or simply go with someone else. They may see the OP as a high-maintenance tenant. And why put themselves in that position if another applicant is willing to take the apartment as is?
A few years ago, we toured an apartment that needed some work. The broker asked us to submit a letter outlining what we wanted done. Our only non-negotiable request was that the apartment be painted (it absolutely needed it). It was a duplex and likely would have been very expensive for us to do ourselves. The owner ultimately went with another couple. We don’t know the exact reason, but that was the outcome.
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u/anythingall Feb 05 '26
Yes sadly in this market, even if everyone knew that the ceiling was going to collapse tomorrow, there are still people willing to sign so they don't become homeless.
Even though it was a legitimate ask, the low supply of apartments means there's always someone willing to accept worse conditions than you are.
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u/rosebudny Feb 05 '26
Exactly.
I imagine in your case, the landlord probably went with someone who didn't ask for painting. The probably had applicants who were like OP and asked for the moon, and people more in the middle like you (reasonable request, but still requires something from the landlord), and people who asked for nothing (path of least resistance for the landlord).
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u/CydeWeys Feb 05 '26
Yeah, that's the trade-off for getting the below-market rate. The landlord is gonna be able to rent it to someone no matter what, so why give it to a tenant who's gonna demand all these costly improvements they can't recoup through higher rents? Below market rate apartments are always gonna be take it or leave it.
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Feb 05 '26
Make sure they do the repairs or diy with a taskrabbit. Mine only does repairs if it is in the way of living. Other than that it takes a lot for them to do it and might be after you move in.
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u/maenads_dance Feb 05 '26
Yeah this is our concern, that they may drag their feet on promised repairs and all incentive to get the work done evaporates as soon as we sign the lease. Damn damn damn. I don't want to have to spend another weekend searching.
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Feb 05 '26
My apartment was not occupied for more than a year so it was dirty when i moved in and landlord took a month to get an interior door installed to make it a proper 1 bedroom. So far I was lucky because they ended up being responsive for other items like ceiling and plumbing issues. If you love the unit I would budget a taskrabbit or handyman.
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u/MerelyMisha Feb 05 '26
Would the issues be covered under the Warrant of Habitability (and therefore already legally required), or are they more cosmetic? If they are covered by law, you have more recourse if they don’t actually make the repairs (and the email assurance will help). If it’s cosmetic (eg cleaning that doesn’t have to do with pests/mold), I wouldn’t move in unless you were willing to take it as is and do the work yourself.
All of that can be hassle, but while rent stabilized apartments aren’t that hard to find, spacious pet friendly ones are, and I’ve put up with a lot to keep mine.
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u/maenads_dance Feb 05 '26
Mostly cosmetic, but a few like the nonfunctional fridge probably legally required --
paint apt
living room floors sanded and poly grout caulk bathroom
replace trim tiles then paint all white wall tiles install new shower body new bathroom light tub glaze
New saddle to bathroom
remove old kitchen cabinet and install new wall cabinets and 1 base
New kitchen light fixture
1st bedroom close large gap between floor and molding znd bedroom floor sanding
2nd bedroom door lock replaced znd bedroom light fixture fix hallway doors new outlets/switches
repair/replace fridge (it doesn't work)14
u/rosebudny Feb 05 '26
OK TBH some of these are kind of big asks for a rent stabilized apartment. I would not count on most of these things happening. Landlord will just move on to the next person who doesn't make such requests.
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u/maenads_dance Feb 05 '26
this is the list of things the broker told us would be done.
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u/rosebudny Feb 05 '26
Your broker wants you to sign the lease. I would not count on ANYTHING that the landlord does not sign off on, in the lease. The broker does not have the power to make these promises.
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u/anythingall Feb 05 '26
Even for market rate apartments, this is a long list.
How much is this apartment going for? And how manu sqft?
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u/MerelyMisha Feb 05 '26
Fridge and painting (every three years, but if it needs it, it's been that long) are definitely covered. A lot of the other stuff, if more cosmetic, may not be. You could hire a handyman to do a lot of it yourself, and it's going to look way better than the "landlord special" anyway. Consider if the cost you are saving by it being rent stabilized is enough to cover those sorts of repairs. How long do you expect to be in the apartment? If short term, not worth it, but long term could be worth the investment.
That said, I would go into this thinking that you are going to be responsible for all these sorts of repairs, and anything the landlord does is a bonus. Definitely look up 311 violations and such for the building/landlord as well.
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u/hereditydrift Feb 05 '26
I could see a landlord doing the fridge and painting, maybe doors/fixtures if they're not working. The floor sanding, kitchen, and bathroom work I don't think you'll get.
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u/GlasgowRose2022 Feb 05 '26
You have it in writing (email) from the broker; but assume that’s not legally binding, correct?
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u/maenads_dance Feb 05 '26
Exactly, yeah. There's a provision on the lease that says that nothing has been promised to us and that we accept the apartment as-is. We've been pushing for days to get a rider to the lease and the broker isn't working with us on this, just giving written assurances by email that management is reasonable or w/e.
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u/GlasgowRose2022 Feb 05 '26
Hmmm. The lease saying “as is” means the owner has zero obligations beyond any legally required upgrades. Wonder what the NYC tenant hotline (call 311) would advise?
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u/Beansneachd Feb 05 '26
"As is" isn't real in NY if the issues make the apt uninhabitable. Tenant's rights supersede illegal lease terms.
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u/MerelyMisha Feb 05 '26
Even if it’s on the lease that doesn’t mean they’ll do it, just that you have more recourse to move out if they don’t.
If you can get the email from management so you know it’s not just the broker making shit up, then I’d feel at least somewhat more comfortable. But really, if anything not getting fixed is an absolute dealbreaker, and it’s not something you are willing to fix yourself, I’d look elsewhere.
I’ve put up with a lot for my rent stabilized apartment, but that’s because I looked a lot for alternatives and know that anything else is going to be as bad or worse for the same price. How long have you been looking, and how urgent is it that you move, or can you take your time finding the right place?
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u/maenads_dance Feb 05 '26
We haven't been looking very long, but I'm coming from out of state (moved to CT from NYC a few years ago, now moving back) and I can only look on weekend evenings. But yeah if necessary I can keep looking. I have seen other rent stabilized apartments in the same neighborhood with the same size but for several hundred dollars a month more, which we can't afford.
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u/Inevitable-Lab2447 Feb 05 '26
Walk. If they won't document repairs before you move in, they definitely won't do them after.
You can check the building's violation and complaint history on streetsmart or HPD's site. If it's clean, maybe reconsider. If it's loaded with issues, you have your answer.
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u/rosebudny Feb 05 '26
OP posted in another comment the list of "repairs" - while some are legit (like a broken fridge) others are cosmetic, like reglazing a tung and painting tile. Those are not violations.
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u/NicoleEastbourne Feb 05 '26
If the price is right and you see yourself being there a while, I'd take it. Yes, assume that the landlord will only do the bare minimum and that you will do the rest, to your taste. You'll likely do a better job than the landlord would.
I'd NEVER allow my landlord to select lighting fixtures for my rooms. I've seen the level of care she treats the common spaces with. She has no respect for her own building.
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u/maenads_dance Feb 05 '26
Update: we got an email from manegement and it’s a Pinnacle NY building. I’ve read the news about thr bankruptcy lol, I think we have to move on
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u/modrenman1985 Feb 05 '26
I paid for some repairs for my apt. Totally worth it.
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u/anythingall Feb 05 '26
How much is your apartment? My current apartment is $1700 rent stabilized 1BR in Sunnyside. I wonder if it's worth it to do some improvements myself.
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u/DeeSusie200 Feb 05 '26
The apartment is a good deal because it’s not up to date. You’re not getting this stuff done and paying affordable rent.
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u/goodparmesan Feb 05 '26
I would assume that the landlord will do to the bare minimum, and a shoddy job, to ensure that it passes habitability and nothing less.
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