Navigating the Boston rental market during the busy summer sublet season is not easy, both for renters and landlords. Regardless of whether you are viewing apartments or listing short-term sublets, knowing what to expect and the key requirements will give you a better experience and help you avoid unnecessary time and problems.
This guide contains important tips, checklists, and expert advice on confidently inspecting apartments, completing lease agreements, and utilizing summer sublets while navigating Boston’s competitive rental market.
Apartment Tour Checklist for Renters and Landlords: What to Look For
A thorough apartment tour checklist protects all parties involved and helps avoid unpleasant surprises later on. The property manager provided an apartment tour checklist renters and landlords often rely on to document unit conditions.
Here are the basics to consider when touring any apartment:
For Renters
- Check Safety Systems: First, ensure that smoke and carbon monoxide detectors are in good working order and installed correctly, and fire exits are marked and accessible in an emergency. If you are in an older building, ask about lead testing to verify the space is code-compliant.
- Check Structure: Next, carefully examine the walls and ceilings for cracks, water damage, water stains, and mold. Walk through each room looking for soft spots, loose tiles, and creaking and/or rising floors. Try to open and close doors, check if they latch and lock properly.
- Check Utilities and Equipment: Measure the temperature and pressure in each sink, shower, and toilet. Check the heating and cooling system, including the furnace and/or AC. Test the lights and plug in usable items to check the function of the electrical outlets and confirm their safety and proper operation.
- Examine Building Amenities: Inspect the building’s security systems, including entry doors and buzzer systems, and verify hallway lighting. Examine all shared spaces, such as laundry rooms and trash locations, with regard to cleanliness and accessibility. Ask how mail, package, and delivery services work, if the elevators are reliable, and if any emergency procedures exist.
- Document Everything: Take a photo of any damage or wear-and-tear (this protects you from future disputes), and fill out a move-in condition form with your landlord, detailing the condition of the unit, which gives you an official “record” of the condition of the unit to refer to during the move-out inspection when your security deposit is being assessed.
Functionally examining the above steps during your apartment tour will help ensure a safe and comfortable space, allowing you to document the rental process before you move in.
For Landlords
As a landlord, preparing your apartments properly for tours will allow you to show your property professionally and avoid some confusion with potential tenants.
- Prepare a Tour Checklist: A thorough checklist of the unit’s condition, including recent home repairs/upgrades, can help both you and your tenants keep track of maintenance and, most importantly, bring openness and build trust prior to entering into a lease.
- Avoid Any Surprises: Ensure all utilities and appliances are in working order and that any necessary maintenance issues are addressed before showing the apartment. Ensure that you discuss any system-wide projects, such as pest control or HVAC system upgrades, so they don’t surface later as complaints.
This procedure enables you to offer tenants thorough tours, which in turn facilitates open communication and fosters a civil working relationship from the outset, setting clear expectations from the start.
Boston Apartment Summer Sublet: What Landlords and Renters Need to Know
In Boston, summer sublets are highly common due to the large student population and the seasonal nature of work. Both landlords and renters should be aware of their important responsibilities to ensure a problem-free experience.
Lease Review
Always look at your primary lease before entering into any subletting agreement. Many leases in Boston specifically state that subletting is only permitted with explicit written permission from the landlord. Some leases may not only stipulate fees but also restrict the conditions under which subletting is allowed. Therefore, before signing a Boston apartment summer sublet, make sure to confirm the lease terms with the landlord.
Get Permission in Writing
A verbal agreement would provide zero legal rights. Always obtain a formal written approval from your landlord for the sublet. This way, everyone is protected with something in writing regarding the terms, conditions, and obligations of the sublet, which will reduce the likelihood of any disputes and/or misunderstandings later.
Legal Liabilities
It is essential to note that, most of the time, tenants remain liable as tenants under the lease, for example, for rent payments or damages that occurred during the sublet period (unless otherwise stated). Essentially, the original tenant bears the financial risk, even if the subtenant fails to pay.
For Subletters
Ensure that you market your sublet professionally and utilize reputable sources, such as university housing boards, Facebook groups, and websites specifically designed for sublets. Diligently vet all applicants by checking references, employment, and rental history. Ensure that you clearly communicate all sublet terms, including the exact move-in and move-out dates, as well as how rent is being prorated.
For Renters:
Diligently read and understand the terms in the sublet agreement and confirm that you understand any addenda to the original lease. Confirm exactly what utilities and services are included in the rent to avoid any more surprise added costs. Don’t forget to include other details such as any security deposit arrangements, occupancy limits, or any other specific rules regarding access to the property.
How to Make the Most of Your Summer Sublet: Tips for Renters and Landlords
To make your summer sublet experience easy, you need to have clear communication, documentation, and respect for the rental rules. It is essential for both renters and landlords to understand the expectations and responsibilities throughout the duration of the sublet.
For Renters
- Keep Documentation: You must maintain accurate records of all relevant information, including payment receipts, correspondence with your landlord, documents stored in a secure location, and photographs of the unit’s condition upon moving in and out. Keeping all of these records will help protect you from disputes about damages or unpaid rent and will provide documentation in case of any post-tenancy issues.
- Communicate Early and Often: Use email, phone, and text messages to stay in contact with your landlord and the primary tenant (if you are subletting). Report maintenance issues and any concerns about your neighbors as soon as possible.
- Respect Building Rules: Follow all building rules closely, including those regarding noise, trash and recycling disposal, and visitor regulations. The city of Boston issues strict rules regarding rental behavior, and following these rules will also help avoid complaints, fines, or lease violations.
For Landlords
- Use a Standardized Move-In/Move-Out Checklist: Implement a standardized move-in/move-out checklist that documents the condition of your rental property at the beginning and end of a sublet. It can help protect you from arguments over damages, clarify what the subtenant is responsible for in the future, and, most importantly, make it very easy to conduct walk-throughs and limit any conflict over security deposit returns.
- Require Renters Insurance: You should require that a subtenant have renters’ insurance. Having a subtenant carry renters’ insurance results in better overall protection for both you and the tenant. It protects your personal property, shields you from liability claims, and mitigates the financial risk associated with someone having an accident or causing damage while renting your unit.
- Consider Check-ins: It may be helpful to schedule check-ins to conduct property inspections as well (don’t forget to provide proper notice). If the tenant is not following the rules/failing to maintain the unit properly and keep it clean, the inspections will allow you to address the issue sooner rather than later.
- Stay Current with Rental Laws: Boston’s rental laws are constantly changing (subletting rules and inspections required by the city, etc). You should stay updated with the laws as they change, so that you can remain compliant with the law, avoid penalties, and keep the sublet process as smooth and problem-free as possible, ensuring it is legally compliant for all interested parties.
If you stay organized, communicate effectively, and respect the rules, both the renter and the landlord can have a smooth and Worry-free Summer sublet experience that is mutually beneficial.
Conclusion
Boston’s rental market can often be confusing, like many dense rental markets, especially when including the sublet market in the summer. To avoid confusion and issues, it is essential to conduct thorough research and communicate openly with landlords/renters before making any decisions.
By ensuring you have comprehensive checklists for your apartment tours, understanding the lease terms you are presented with, taking tons of photos, and documenting every detail, you will avoid simple blunders and build confidence and satisfaction.
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