Grad Student moving to Philly--Best time to find a rental? (apartment, leasing)

[Broadcastthatboom]

Hey guys, so I'm going to be moving late July/Early August to Philly Grad School. I already know the neighborhood I want (Grad Hospital/Rittenhouse) and have found a bunch of nice 2 bedrooms within my price range (between $1600-1900 a month). Trying to find any single beds under $1000 in that range seemed pretty impossible to me haha.

The thing is that on all the apartment descriptions on Padmapper/Craigslist/Zillow, they all say "Available now, Available April, Available May, Available June or sooner". I emailed one of the landlords asking if the place is available for August and they said that's too late, but check back in June to see if something else is available."

Is this the wrong time then for me to be looking for late summer rental leases? I just want to be proactive and find a place ASAP so that's one less thing to worry about, but is finding and signing off on a lease not usually done 4 months in advance? Would there be more Fall rentals available in May/June?

Another question, if I find a 2 bedroom that I really like do you think it'd be easier to lock down a lease first by myself and then find a roommate afterwards? I know I won't have trouble finding a roommate as I have a whole list of potential grad students that I've been emailing back and forth with, but I think it would be difficult to try and figure out who you want to live with, then look for a place and agree on it, all while not being able to meet up in person. Once I have a place I like I can just advertise "Hey I have this place if you're interested let me know!"

This is my first time apartment hunting/renting so i'm not totally familiar on the right timing for look for places.

Thanks!

[acenturi]

Personally, I'd never enter into a mutual lease (both parties sign) with a relative stranger, particularly at the rates you're considering for a 2BD. It can lead to big problems if later it becomes obvious there are unresolvable incompatibilities. I always preferred to be the only lease signer. At least you have the option of kicking out the potential bad guy if you hate him, or he doesn't pay his share. With a mutual Lease, you don't have that option and will likely be responsible for whatever your roommate fails to comply with, including damages, failed payments, etc.. The leasing company may go after you if they fail to extract payment from your roommate for any obligation. Further, this type of lease default (even though it's your roommates fault and portion of the rent), can impact your personal credit history. I'd keep looking for a 1BD, or if you have the $, the 2BD with the understanding that you may never find a roommate who possess the guaranteed qualities required to avoid the above situations. Before you act.

[1ondoner]

You can't just kick out your roommate because they are not on the lease. It doesn't work that way. The mere fact that you gave them a key and they are residing on the property gives the a right to stay even if you want them out.

As a landlord, I want everyone living on my property to be on the lease. That way, I can take both parties to court if they bring problems later on and get a judgement on both of them. This forces both parties to resolve their issues without dragging me into their fights because the matter will be resolved in court if I don't get my rent. In addition, I would not allow sub-leasing, so they have to sign the lease together.

Originally Posted by acenturi

Personally, I'd never enter into a mutual lease (both parties sign) with a relative stranger, particularly at the rates you're considering for a 2BD. It can lead to big problems if later it becomes obvious there are unresolvable incompatibilities. I always preferred to be the only lease signer. At least you have the option of kicking out the potential bad guy if you hate him, or he doesn't pay his share. With a mutual Lease, you don't have that option and will likely be responsible for whatever your roommate fails to comply with, including damages, failed payments, etc.. The leasing company may go after you if they fail to extract payment from your roommate for any obligation. Further, this type of lease default (even though it's your roommates fault and portion of the rent), can impact your personal credit history. I'd keep looking for a 1BD, or if you have the $, the 2BD with the understanding that you may never find a roommate who possess the guaranteed qualities required to avoid the above situations. Before you act.

[Broadcastthatboom]

Originally Posted by 1ondoner

You can't just kick out your roommate because they are not on the lease. It doesn't work that way. The mere fact that you gave them a key and they are residing on the property gives the a right to stay even if you want them out.

As a landlord, I want everyone living on my property to be on the lease. That way, I can take both parties to court if they bring problems later on and get a judgement on both of them. This forces both parties to resolve their issues without dragging me into their fights because the matter will be resolved in court if I don't get my rent. In addition, I would not allow sub-leasing, so they have to sign the lease together.

Could you sign it by yourself once you find a place, but then when you find a roommate, amend the lease to include the roommate?

[1ondoner]

It depends with the landlord. You just have to discuss this with them, although I think many will balk at such an idea unless they have a bad property that can't attract good tenants. A good property attracts multiple tenants and the landlord will go with the first one to sign the lease.

Originally Posted by Broadcastthatboom

Could you sign it by yourself once you find a place, but then when you find a roommate, amend the lease to include the roommate?

[acenturi]

Originally Posted by 1ondoner

You can't just kick out your roommate because they are not on the lease. It doesn't work that way. The mere fact that you gave them a key and they are residing on the property gives the a right to stay even if you want them out.

Whoa ! That is just not correct. Unless there is a formal agreement between the parties - in writing, the legal resident of the property has every right to evict someone who is living in their leased apartment. You can't be serious that anyone I happen to just give a key to (without any written agreement) can stay as long as they want, regardless of my wishes. To prove trespass, all I would likely have to do is demand return of the key and if refused file a complaint with the police.

[1ondoner]

How are they trespassing when you gave them the keys and they are living on the property?

Just because they are not on the lease does not mean they don't have possession of the property. That's why as a landlord I want everyone over 18 yrs on the lease. Even if they are not contributing towards the rent. The lease overrides whatever verbal agreements they might have gotten into. At the end of the month, I wan't my money regardless of who among the tenants is footing the rent.

Originally Posted by acenturi

Whoa ! That is just not correct. Unless there is a formal agreement between the parties - in writing, the legal resident of the property has every right to evict someone who is living in their leased apartment. You can't be serious that anyone I happen to just give a key to (without any written agreement) can stay as long as they want, regardless of my wishes. To prove trespass, all I would likely have to do is demand return of the key and if refused file a complaint with the police.