New York City is a notoriously tricky place to find attractive, affordable apartments to rent. Many people choose to use a broker. In doing so, it is common for the renter to pay a broker’s fee in New York City. It is differing from many other cities, where an agent is typically not used. If the owner feels the need for one, usually, the landlord pays the broker’s commission fee. The brokerage fees are typically quite substantial. There are certain instances where it makes sense and others where it does not.
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How Much is The Broker’s Commission Fee?
The broker’s commission fee usually equals, one month’s rent – up to 15% of the first year’s annual rent. This amount, which renters pay upon signing the lease. The 15% figure is essentially the standard. In Manhattan, the median rent for newly signed leases was approximately $3,500. A 15% fee would amount to $6,300. Of course, rentals are much higher in certain neighborhoods and buildings, meaning you pay a larger broker commission. Also, should you require short-term housing; below is an example of a typical broke’s commission.
|Rental Term||Broker's Commission|
|Fewer than 2 months||½ month’s rent|
|2 months and up to 6 months||1 month’s rent|
|6 months up to 1 year||15% of the first annual rent|
|1 year or more||15% of the first annual rent|
Why Pay a Broker’s Commission Fee?
It is merely a matter of supply and demand. Historically, in New York City, there are many more people looking for apartment rentals than there are units. It is giving the building owners a lot more leverage in setting the rent and determining who pays the commission.
Therefore, if you want an apartment, particularly in a desirable neighborhood, you may wish to pay the brokerage fee. Your agent can help weed out undesirable apartments. It can save you a lot of time and frustration.
When You Should Not Pay
You may not have to pay the brokerage fee in neighborhoods where the competition is less intense. In these areas, you may find an apartment on your own. Alternatively, the brokerage could list the condo for rent as “No Fee.” In some cases, the building is handling the rental internally. It could also mean the landlord is paying the buyer’s commission.
There are several other reasons the landlord might pay the commission. He or she might feel this is a way to fill the occupancy quicker. In this case, the brokerage commission may outweigh the lost rent. Alternatively, if the owner has had the vacancy for a long time, the apartment may have scared off renters. In this case, you should carefully consider whether you want the apartment.
In a no-fee situation, you should check to make sure the rental amount is not higher than if you paid the commission. Many landlords merely bake the broker’s commission fee into the monthly payment, resulting in no savings for the prospective tenant.
If you are going to try to find an apartment on your own, you need to prepare yourself to do a lot of legwork. You can start online, but many listing will have an agent attached to it. Large apartment buildings, if you are comfortable living in one, may not use an agent.
Is The Broke’s Fee Negotiable?
Everything is negotiable when it comes to NYC apartment rentals. You can certainly try to negotiate the commission. Generally, it is an uphill battle, though. Certain things can bolster your case. Agents want the future business, and if you can provide it, he or she might work with you. If you have referred clients, this is a significant point in your favor, and agents might negotiate a lower broker commission fee.