Transitional Housing Presentation
- 1. I’m leaving Hult Lodge… now what? Your guide to finding off-campus housing
- 2. How do I rent in San Francisco? The typical basics of the application process • Put together your housing application materials • Make realistic plans • Searching for apartments • Signing the lease!
- 3. Putting together your application materials • The following will help speed up your application process • Application cover letter • Your rental history • Social Security Number (SSN) and Credit history • Proof of income/employment • Most common: can be used over and over • Keep in mind… • Not all landlords will require all or any of the above. • Some landlords may require additional information.
- 4. Putting together your application materials Application Cover Letter • Your name should be clear and present • State how you heard of apartment • Why you’d be a good tenant • Your contact information (email, phone) • Does not need to be overly-long Sample Application Cover Letter: “Hello, my name is Billy Bob. I found your ad on Craigslist, and it sounds exactly like what I’m looking for. I am 21-year-old student from Canada and will be completing my degree downtown at Hult International Business School. For the past year, I’ve been living in Oakland, and am looking to move to San Francisco. I love to travel and would describe myself as very outgoing, entertaining, and always eager to meet people from new countries. In my free time I like to play soccer, surf, snowboard, and run 5Ks. I’ve lived in house-shares in the past with up to six people and it has worked out very well, and I am looking for a similar setup. If the room is still available, please email or call me at 415- XXX-XXXX. Thank you.”
- 5. Putting together your application materials Your Rental History • List your past residences • Address • Duration of stay • Landlords with contact info • It’s OK if you do not have a rental history, but be sure to note this in your application. • Similarly, be prepared to explain gaps in history. • These are seen as references. If you know a past landlord will give you a bad reference, think twice about listing them. Billy Bob’s Rental History Hult Lodge September 2014 – Present 2332 Harrison Street Oakland, CA Landlord: Christina Montsma 415 – 869 – 2900 Cool Beach Residence January 2008 - September 2014 123 Fake Avenue Los Angeles, CA Landlord: Guy Incognito 101 – 101 - 1010
- 6. Putting together your application materials Credit Report and Social Security Number • Most commonly used by landlords to check if you are going to be able to pay. • If you are not from/have not worked in the United States, you probably don’t have these (and that’s ok)! • Use bank statements from past 6 months, or some other way to show proof of funds. • You will likely need to show your I-20 and/or enrollment letter to verify you are a student. • Some independent landlords may still require a Social Security Number or credit report. That’s their choice. Hult’s Preferred Housing Vendors do not require this. • Co-Signer • Someone else on the lease who is able to demonstrate proof of funds if you are not (such as your parents).
- 7. Making Realistic Plans Consider the following before starting your housing search • San Francisco is super expensive. • What is your budget? • How much space do you need? • Are you ok with roommates? • How far are you willing to commute? • What do you need around your neighborhood? In a safe area Close to school Affordable Pick two
- 8. Making Realistic Plans We’re #1! • San Francisco is the most expensive city to rent in in the United States! • Average 1-bedroom is $3,370 per month. 2-bedroom is $4,500 • Oakland is #22; average 1- bedroom at $1,900 per month • Berkeley; average 1- bedroom at $2,720 per month • Tiny area, high demand • The average apartment can receive hundreds of offers
- 9. Making Realistic Plans What is your budget? • Average 1-bedroom is $3,370 per month • Move in costs = 1st month’s rent + last month’s rent + security deposit • A security deposit is a payment made before you move in, and is usually returned as you move out as long as you adhere to the term of your lease. • Moving costs/furniture? • Utilities • Basic utilities: Water, gas, electric • May or may not be covered by landlord • Cable, internet, phone service are other possible utilities, although not often included.
- 10. Making realistic plans These factors can typically effect your costs: • Location/neighborhood • Space/square feet • Bedrooms and bathrooms available • The view • Parking • Washer and dryer on site • Dishwasher • Allowing pets Determine ahead of time what you must have, and what you can compromise on. Above: A nice view in a great neighborhood can be a wonderful experience, but is it worth the cost? Left, top: Amenities, like a washer and dryer are convenient, but often raise the price tag. Left, bottom: Parking is hard to find, and a permanent parking spot costs money.
- 11. Making Realistic Plans How much space do you need? • Roommates save you money!! • Average 1-bedroom – $3,370 per month • $3,370 per person • Average 2-bedroom - $4,500 per month • $2,750 per person, per month • Most San Franciscans have roommates or housemates.
- 12. Making Realistic Plans How to pick a good roommate • Late owl or early riser? • What does their daily schedule like? • Do they smoke, drink, or do drugs? • Are they financially responsible? • Quiet and relaxed or likes noise and parties? • Do they share items (pots, pans, silverware), or separate? • How often are their friends or romantic interest over? • How do they like to divide up chores? • Are they neat/clean or “relaxed”? What does that mean to them? Even though you may be best friends, you might not be the best roommates. Consider the following about your potential roommates and yourself:
- 13. Making Realistic Plans How to Be a Good Roommate Do’s • Respect your roommate’s privacy • Clean up after yourself • Dishes • Laundry • Bathroom • Be mindful of the noise you make • Create a chore list • Pay your share of the utilities/rent on time Don’ts • Go through your roommate’s stuff • Leave a mess • Dirty Dishes • Laundry • Clogged Sinks • Be loud late at night • Ignore your chores • Flake on your bill Two ways guaranteed to terminate any friendship: Not doing the dishes, and clogging the drains.
- 14. Making Realistic Plans Choose your neighborhood wisely • Lots of great neighborhoods! • How far are you willing to commute? • It takes one hour via MUNI to get from Park Merced (the opposite end of the city) to Hult. • MUNI runs throughout the city, and some lines run all night long. • Farther from downtown, the cheaper it gets. • Some of the best neighborhoods to live in are further out.
- 15. Planning your commute Left: MUNI runs everywhere, can get you within 2 blocks of destination. Monthly pass available. Above: Some lines run all night, can get you near your destination.
- 16. Choosing the Right Neighborhood Searching in the right neighborhood can make a huge difference. Living further from downtown could save you big time money. Other neighborhoods can be considered a little rough. Make time to explore as many different ones as you can.
- 17. Choosing the Right Neighborhood 2 bedrooms, as seen on Padmapper, between $2,500 and $3,100 a month, as of today. What does this say about where we should look for deals?
- 18. What neighborhoods do you want to live in?
- 19. Name that ‘Hood And would you live here?
- 20. Name that ‘Hood And would you live here?
- 21. Name that ‘Hood And would you live here?
- 22. Name that ‘Hood And would you live here?
- 23. Name that ‘Hood Main point? There are a lot of cool places to live. Go explore! North Beach Near Campus, lots of food, lively atmosphere, close to downtown Mission Great nightlife, lots of art, burritos, Dolores Park, Fair- trade organic coffee Richmond Quiet and relaxing, lots of parks and ocean, affordable, great restaurants Haight-Ashbury Colorful, a little cheaper, lots of small shops, Golden Gate Park, hippies.
- 24. Searching for apartments Where the real work begins • Common ways to search for apartments • Expectations when applying • Tips and tricks
- 25. Searching for apartments Common ways to search for apartments • Hult’s Preferred Housing Partners • Work with Hult students year after year • Safe and reliable • Found on myHult > Accommodation • Craigslist or Padmapper • Most common way to find housing in San Francisco • Lost of postings, lots of competition • Beware! Scams occur • Jump Off Campus • Posts by students, alumni for soon to be vacated units
- 26. myHult Accommodation > Preferred Housing Partners Housing Vendor Fair: April 24th, 12:25pm – 1:30pm
- 27. Searching for apartments Expectations when applying • Finding a suitable apartment can take a couple of months: do not put your search off! • Competition is fierce! • Open houses/viewings • Landlord may want application fee • Dozens, sometimes hundreds of applicants may be looking at the same apartment • Don’t expect to hear back from every inquiry you make
- 28. Searching for apartments Tips and Tricks • Apply early and often • Know what you want ahead of time • What can you not live without • What are you willing to compromise on • Be friendly! • Follow up on your applications • Timing is everything • Most apartments turnover within a week • If you get a deal you like, don’t let it linger • Beware scammers! • Never give your personal information out online • Always view an apartment before you rent
- 29. Signing the Lease Closing the deal… • What the heck is a lease? • Terminology • Paying the rent • Common mistakes • Your rights and responsibilities
- 30. Signing the Lease What the heck is a lease? • Binding contract between you and landlord, explaining details of your rental agreement • Key items • Duration of least (6 months,12 months) • Your monthly rent payment • Terms of your security deposit • Identifies who the renter actually is • Those that are legally responsible to pay. • Once signed, very hard to get out of. Only sign if you are ready and committed to a place!
- 31. Signing the Lease Terminology • Rent – your monthly payment • Security deposit – Paid when you sign the lease. Usually refunded at end of lease, but can be withheld if you violate lease. • Sublet – Your name is on the lease, but someone rents your spot for awhile (ie, during rotation). Many landlords don’t allow subletting. • Utilities – Usually, but not always, gas, electricity, and water, and garbage. Make sure you know who pays for these!
- 32. Signing the Lease Paying the rent • Typical move-in cost • First month’s rent • Last month’s rent • Security deposit • Most landlords only accept written checks for monthly payments. All major US banks offer these. • Each lease will have a total amount due; up to roommates on how to divide • Are all rooms created equally? • Sharing rooms? • Payment usually due on the first of the month. Check with landlord for specifics.
- 33. Signing the Lease Common Mistakes • Don’t leave the lease early • If you sign a 12 month lease, you are expected to stay (and pay) for 12 months • This includes rotation • Don’t damage the apartment • Don’t make excessive noise • Excessive parties, loud music • Noise complaints can lead to fines from police, possible lease violation • Don’t sublet your apartment without your landlord’s approval • Don’t not pay your rent if the landlord doesn’t fix something • Do know exactly what is on your lease • Do get agreements in writing • Verbal agreements do not hold up well in court • Do take pictures and note damages with your landlord BEFORE you move in • This helps if your landlord tries to fine you for damages later • Do walkthrough your apartment with your landlord when your lease is over • Turn in keys • Assess Damages • Collect Security Deposit (if applicable).
- 34. Signing the Lease Your Rights and Responsibilities • Landlord must maintain (at no charge/increase in rent) • Adequate and safe heat • Hot and cold running water • Electrical equipment in good order • Housing free of pests • If in violation, inform landlord, then Department of Building Inspection • 3 day minimum notice for “Cure or Quit” • 30 day minimum notice for “Just Causes” • Give your landlord 30 days notice before moving out • Walkthrough with landlord at end of lease • Must give 24 hours notice prior to entering • You must collect your security deposit (if applicable) before you leave! • San Francisco Tenants Union (www.sftu.org)
- 35. Review: Quick Takeaways • Application Materials: • Application Cover Letter • Proof of Finances • Make Realistic Plans: • San Francisco is expensive • Know what you can and can’t live with • Consider roommates • Be open to different neighborhoods • Searching for Apartments • Apply early and often • Use many different resources • Competition can be fierce: Don’t despair! • Signing the lease • Know what is on your lease! • Sign only if you are ready!
- 36. Q: How can I get an apartment in walking distance to campus, without having to sell my organs in the black market? A: You only need one kidney! But in all seriousness, it is expensive, especially near campus. Best options include finding a roommate (literal roommate, loft beds, dormitory style living). The more you’re willing to share, the more you’re likely to save. The Tenderloin, a 45 minute walk to campus, can save you money, but it can also be considered a rough neighborhood. But best advice would be to expand your search to neighborhoods that are not around campus, like the Richmond, Haight Ashbury, and Sunset, and you’ll save without sacrificing on things to do. Q: Do we have any opportunities to pay every month? Is it a requirement to rent apartments for the whole year? A: A little of both, depending on what you find. Most places, like the gateway will require a 6 month or 12 month lease, in which case you’ll pay your first month’s rent, your last month’s rent, and a security deposit as you move in, and then you pay each month’s rent month by month. After that first lease is up, you typically can pay month by month, or renew the lease. Your landlord does have the right to increase the rent by a certain percentage every year (around 2.5% or so). Other places are certainly more month to month oriented, like Columbus Residence, and will take bookings by the month or even by the week, as opposed to a year-long commitment.
- 37. Q: Payment. Is it possible to reserve the apartment before September? A: Some places, like Columbus Residence or USA Student Residences, yes! This is really the only way to do things. However, most places and private apartments usually only take residents 30 days in advance. Why? Well, if you book it in May and won’t move in until September, the landlord won’t get rent for June, July, or August. That’s just bad for their business, especially since demand is so high. It’s a seller’s market. While this is certainly not the case 100% of the time, it is the likely scenario. Work with landlords to find compromises. A work around may be to book a place starting in May or June, move in, and possibly (if ok with your landlord) subletting it to friends, or just eating the loss.
- 38. Happy Apartment Hunting! Housing Vendor Fair 12:25pm – 1:30pm, April 24th, 2nd Floor