Moving in September?  It may be time to start looking for apartments.  Apartments in Boston available for September 1st come off the market faster than you may think.

1. 9% of the total expected inventory has come on the market to date
2. 1% of the total inventory has already been rented
3. An additional 10-15% is expected to rent between February and March
4. The rest of the inventory will become available 60-120 days before the lease expires

Availability by Neighborhood

Another benefit to starting your search early is the price.  There is a 13% price difference between apartments leased in the winter versus those that rented in the summer.  In a rental market that is tighter and more expensive than ever, you could be saving yourself a fair amount of time and money.

For more rental statistics take a look at average rents in various Boston neighborhoods and availability by month between 2009-2011.

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In the case of apartment listings, a picture is not always worth a thousand words.  

I fully understand the appeal of seeing an image of an apartment before seeing it in person.  Theoretically, by looking at a few images you’d get an accurate sense of what the apartment looks like.  At least more accurate than any description could be.  This could not be farther from the truth.

Don’t Trust Every Image You See

To get a sense of just how deceiving some images can be, here are a few examples of false images or photo fakeouts of hotels and resorts from www.oyster.com.

Realtors and owners apply similar “fake out” techniques to the photos in their listings.  Sure, you won’t see the “sexy lady phenomenon” in apartment listings, but you’ll certainly see pools, rooms, closets etc. appearing much larger than in real life.  There are a couple of ways to achieve this, including photographing only parts of rooms to make them seem like they extend much further out than what’s in frame and applying the fishbowl effect (which I’ve seen done more than once on craigslist).  Another trick is to photograph only the good parts of the apartment–the beautiful hardwood floors, light streaming in from the window–and leave out the shot of the mold in the bathroom, or the non-existant kitchen.

Listings Without Pictures

Many owners don’t post pictures of their units.  There are many reasons for this.  Here are a few:

1. No digital camera or knowledge of how to upload or scan photos.
2. No time.
3. The current tenants have not yet moved out.
4. The apartment is undergoing renovations.

How To Find A Good Apartment Without Relying on Pictures

So, without pictures how can you determine if seeing the apartment is worth your time?  The answer is complicated.  Some owners put a lot of care and effort into their listings, some don’t have time, and some don’t have the tools or the language skills to describe their property properly.  Generally, the more caring the landlord, the more detailed the listing.  The truth is though, apartments in the Boston area come off the market so fast, owners don’t have to do much to get their properties rented.

Need some help sorting through the bad listings to get to the good?  At Rental Beast we check the validity of every listing, and while our listings may not always have images, we have accurate, verified information.

Photo curtesy of longlostcousin via flickr

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In light of the recent apartment rental scam in Salem, we would like to take this opportunity to provide some tips on how to avoid these kinds of scams.

Last week Salem police arrested Jayson Fallis for conning nine people out of as much as $2,000 each.  Fallis posted ads on craigslist.org for a two bedroom apartment on 11 Boston St in Salem for $850 a month.  Fallis, a former tenant of the apartment, pretended he was the landlord and that he had recently inherited the property.  He used aliases when filling out false lease agreements and stole anywhere from $500 to $2000 for first last and half security deposit.

To avoid scams like this, there are a few things you can do:

1. Question the landlord!  Does something seems fishy?  Ask the landlord for identification.
2. Look up property ownership for the apartment.  Who really owns it?
3. Is the asking price way under market value?   Red flag.
4. Is the landlord not asking for an application?  Not checking your credit?  Red flag.
5. Never wire money via Western Union, Moneygram or other wire service.
6. Use a rental agency and go with a qualified professional.

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Here at Rental Beast, because of our vast database of apartments across the Boston area, we have a huge amount of information about the current rental market at our fingertips.  What do we want to do with that information?  Share it with you!  If you’re searching for an apartment in the Boston area, having information about renting in the city is incredibly valuable.

So what have we learned about the recent rental market?  Well, for one, there was a 7% increase in Rent from 2010 to 2011.

This year 60% of all rentals were leased between February and June.   There is a 13% price fluctuation between the early season (December/January) and the high season (July/August).  During the high season, the average length that an apartment stays on the market is seven days.

Will you be looking  for an apartment in Boston in 2012?   Make sure to get a head start on your search.  If you do find a place, don’t wait!  If you’re looking for an apartment during the high season, prepare to rent quickly.

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We’ve decided to take a look into various neighborhoods in and around Boston one square at a time.  This week we’re exploring Ball Square in Somerville.

Are you a fan of brunch?  Well, then you’ll like Ball Square.  Sandwiched between Powder House Square and Magoun, Ball Square’s main strip on Broadway is packed with excellent breakfast eateries.  On the weekend you’ll find lines out the door at two brunch spots in fierce competition, the height of which has passed.

Ball Square was home to The Willow Jazz Club before it was shut down and has been home to Lyndell’s Bakery since its establishment in 1887.  Lyndell’s website proudly boasts the number of days it’s been open (close to 40,000).  Below are some other Ball Square staples.

Ball Square Cafe

Ball Square Cafe is the smallest of the three Ball Square breakfast joints.  The menu is strikingly similar to Sound Bites and features some pretty heavenly items including their grilled mash potatoes and their generously sized omelets.

Sound Bites

Sound Bites, located right next door to Ball Square Cafe, is the larger of the two and offers outdoor seating.  Great food, healthy portions, fresh fruit.  Both restaurants feature a self-serve beverage station, which cuts down on wait time.  Don’t be surprised to find lines on the weekend for both of these popular brunch spots.

Kelly’s Diner

Kelly’s Diner (pictured above) is a 1953 two piece dining car–one of the largest diners ever manufactured in the 1950s.  This adorably retro diner, complete with jukeboxes at every booth, serves classic breakfast food.

True Grounds

This is the best place for coffee in the square.  Here you’ll find an extensive drink menu, freshly made sandwiches, cookies, and scones and plenty of regulars.  Internet is free for one hour with purchase.

Blue Cloud Gallery

This small but full gallery features the work and crafts of many different local artists.  This is a great place to shop for gifts and unique home decor items.

Do your part for the Somerville economy and support local businesses like these!

Getting here

Ball Square is one half a mile southwest of Davis Square and is accessible via the 87, 88, 89, 90, 94, and 96 bus routes.  The MBTA’s green line extension plan will include the addition of a green line Ball Square T stop.

Want to move to Somerville?  Make sure to check our apartment listings.  We have new inventory in the area all the time.

Did we forget your favorite place in Ball Square?  Let us know!

Photo courtesy of alexandralee

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For those of you who have been looking for an apartment in the Boston area recently, you know that finding a place that’s affordable is extremely difficult.  Since the third quarter of 2010, rents in Boston have grown by 5.9%.   So, how can you find a great apartment without spending a fortune?  One thing you can do is to look outside the city and into some great surrounding neighborhoods.  This list is comprised of charming, inexpensive apartments both in and outside of the city.

1) Medford, $1300

This adorable one bedroom is located in Medford near the Tufts campus.  It was renovated in 2010, so everything is new, including the kitchen and the bathroom.  The apartment has tons of windows and tons of space and includes an in-unit washer and dryer, a front porch, a dishwasher, and a kitchen skylight.

It’s a five minute walk to Ball Square and less than a twenty minute walk to Davis Square.

2) Brighton, $1225

This one bedroom is located in Brighton on Chestnut Hill Ave near Boston College and within walking distance of the Green line train.  The building manager lives in the building and is always around for maintenance or to answer any questions.

Heat and hot water and on-site laundry are included.

3) Winter Hill, $1450

This cat-friendly one bedroom in Winter Hill in Somerville has also been recently renovated.  There are brand new carpets, tile bath, and a dishwasher and disposal.  The apartment includes in-building laundry, storage, and one parking spot.

Not sure how much you can afford?  Use our rent calculator to figure out  how much you should be spending on rent per month.

Peruse our listings!  Rental Beast has plenty of other affordable options in the Boston area.

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As a part of our “Renter’s Rights” series, we’re taking a good hard look at what exactly the rights are for tenants in Boston.  This list is a compilation of some noteworthy renters’ rights picked from the city of Boston’s Good Neighbors Handbook: A Guide for Boston Landlords and Tenants.

1. Rent late fees- A landlord may only collect a late fee from a tenant if there is a late payment penalty clause in the lease.  Check your lease if you’re planning on paying late!
2. Locking out a tenant- If a landlord locks a tenant out of his/her apartment, moves the tenant’s possessions out of the apartment, or interferes with the unit at all without a court order, the landlord can be fined up to $300 or be put in prison for up to 6 months.
3. Eviction- A tenant cannot be evicted for doing any of the following: joining or organizing a tenants’ group, legally withholding rent, deducting money from rent payments to prevent the shut-off of landlord paid utilities, deducting the cost of repairs the landlord has failed to make from rent payments.
4. What every unit must have- There are a few things every unit must have: a working stove and oven, screens on every window below the 5th floor, and locks on every window and entry/exit doors.  A landlord is not required to provide refrigerators, blinds, shades, or laundry facilities.  Of course if they do provide these things, they are required to keep them maintained.
5. Snow-   Thankfully it is not yet the season for snow, but when it comes, you should know that it is the landlord’s responsibility to remove snow from the sidewalks, entryways, and exit areas from the building.  The landlord is not required to remove snow from the driveways.  If only I had known this a couple of years ago when I was sliding down icy steps!

Know any interesting or noteworthy renter’s rights?

Photo courtesy of Vladislav Bezrukov

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One thing to consider when looking for Boston apartments is the type of parking that comes with the apartment. Boston parking property is prime real estate– often with limited availability and high rates.

The City of Boston provides on-street parking for Boston Residents. This is a great option, when a parking space is not available through your rental. In order to get on-street parking you need to have three things:
1. A completed application form.
2. A valid Massachusetts automobile registration that indicates that your car is registered and principally garaged in your name, at a your current address.
3.Proof of Residency
-This includes a document with your name and Boston apartment address, dated within 30 days.
-This can include a gas, electric, telephone, cable, credit card, or water/sewer bill.
-Bank Statement
-Signed lease or rental agreement

Although on-street parking near your apartment might be the most cost efficient approach to parking while renting in Boston, it is important to consider the following downsides:

- A lot of people rent apartments in Boston.  This means you may not always get a spot that is near your apartment.

-On-street parking means your vehicle is going to be vulnerable to traffic, both pedestrian and vehicular.  If you are concerned about dings and scratches, it might be best to consider renting a parking spot.

-Boston is kind enough to provide street cleaning for its residents. This is great, except that you will have to move your car during specified times.

Parking in Boston is often something that can be a stressful occurrence. On-street parking  can help make renting in Boston a more enjoyable experience. But just remember, it’s only one of the options available for residents of Boston!

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Each Friday we will present different aspects of your rights as a tenant in Boston. This week we will investigate the main ways in which your tenancy is defined: with a lease or at-will.

Tenancy Based on a Lease

One way that your residency can be based upon is through the use of a written lease. A written lease is a signed agreement between a landlord and a tenant, stating that a tenancy will occur for a certain, specified amount of time.

During this time,  rent will remain the same, as specified in the lease. If the tenant is following the regulations set forth in the lease, a landlord cannot evict them during this time period. However, a tenant is agreeing that they will pay the rent for the time specified in the lease. This means that a tenant may not be able to end the tenancy before the end of the lease terms. It is possible to break the lease, dependent upon the landlord.

The benefit of having tenancy established through a lease is that it provides a stable residency relationship between the landlord and tenant.  Additionally, it is a good document to have as all the regulations that the landlord instilled on their tenants will be included.

It is important to read every aspect of your lease because it is a legal binding document.

Tenancy-at-Will

Another type of residency is what is called a tenancy-at-will. This agreement lasts for as long as the landlord and tenant wish to do business together. There may not be a written agreement, but often times there is a “Rental Agreement” form that both parties will sign. When this does exist, it will include any regulations, as well as the price of rent.

This type of arrangement does not have a specific amount of time or end on a specific date. Either party can end this agreement with 30 days written notice, or one month prior to the date of the next rent payment, which ever is longer. Rent can also fluctuate in this agreement, again with 30 day notice.

Whether you are signing a lease or are a tenant-at-will, it is always a good idea to get extra copies of these documents for your records. Hope you all have a great weekend!

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In Boston, a town with a considerable amount of renters starting their lease on September 1st, sometimes issues can arise leaving you to scramble for an apartment during one of the busiest rental seasons. Selecting an apartment can be stressful, even at a leisurely pace. Add time constraints and availability and you have the makings for a stressful time.

Here are some tips to remember when doing some last minute apartment hunting:

1. Be financially prepared.
Bring your checkbook to your showings and make sure that you have three to four months rent available in your account.
—Bringing a checkbook is important because you may have to write multiple checks such as deposit and broker’s fee.
—You don’t want to miss out on a great apartment because you are trying to transfer funds from one account to another.

2. Set realistic expectations.
Maybe you’re used to living in the Taj Mahal, but remember: you need a place to live, fast.
—Don’t settle for something that is dangerous or completely different from your needs.
—However, it’s important to realize that you might not be able to get a stunning place that is also overlooking the  Charles at this time.
—Prioritize your requirements for an apartment. It might be more useful to have the proper amount of bedrooms than a dishwasher.

3.Come prepared with your roommates.
Apartments are going quickly and if there has to be multiple showings for the same renters due to roommate schedules, chances are, someone else will snatch it up while you are waiting.

4. Time is of the Essence.
The apartments that are currently available are high in demand, and are going quickly. Spending any amount of time to think it over could lead to someone else getting the apartment.
—Sometimes this may feel like pressure to sign a lease, but often times units are put on the market in the morning and by that afternoon they are already under a rental agreement.

When you’re looking for an apartment, whether it is for next week or in the next few months, the best tip is to be prepared. Be sure to know what you want ahead of time, what is reasonable with regards to your budget and be ready to rent. Best of luck to everyone moving on September 1st!

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