Lease

Last Updated on 2023-07-01

Before signing a contract, it is important to carefully review the terms and conditions.

Basic Terms to Include in Your Lease Agreement

Who will sign the lease with you: Understand you will sign with the landlord/property management company or sublease from others. If you sign with the landlord/property management company, verify their ownership. If subleasing, confirm their original lease agreement.

List of all tenants: Ensure that you and any co-signers are listed in the contract. This provides protection and serves as proof of address for various applications such as obtaining a driver’s license.

Included expenses in rent: Confirm that the contract specifies the rent amount, any related fees (such as application fees), whether utility costs (e.g., water, electricity, gas) are included, and who is responsible for expenses like phone and internet bills and repairs. Additionally, note that the landlord cannot adjust these costs during the lease term.

Rent payment method and due date: Confirm the monthly rent payment date. Besides common methods like checks, eChecks, and money orders, inquire about the availability of credit card payments and any associated fees. Some private rentals may require alternative third-party payment methods like Venmo.

Lease duration: Ensure that the contract specifies the start and end dates of the lease, rent payment deadlines, and the deadline for deposit refund. Typically, leases start on the 1st of the month (the beginning of the month). Most new leases are for one year, although some apartments offer six-month leases (not recommended to sign leases longer than one year). If you want to adjust the start date, consult with the landlord before signing. Additionally, the contract usually states the deadline for providing written notice of lease renewal, typically two months before the expiration date (around April or May each year).

Security deposit: Confirm that the contract specifies the security deposit amount. Generally, the deposit should not exceed two months’ rent (plus prepayment of the first month’s rent, up to a maximum of three months’ rent). Verify the intended use of the deposit, allowable deductions, and the deadline for its return (generally within 30 days after moving out). To protect your rights and avoid unjust deductions, it is advisable to have the landlord inspect the property and refund the deposit before moving out.

Rights and responsibilities regarding the living environment: Determine whether common areas like living rooms or kitchens are shared with other tenants and inquire about the presence of other tenants in the living room. Discuss responsibilities for repairs, snow removal, garbage disposal, etc.

Renter’s insurance: Determine if it is mandatory or optional. Many apartments offer related insurance during the signing process or may require tenants to obtain insurance independently. Typically, renters’ insurance covers three main areas: personal property, liability, and additional living expenses. This includes protection against loss or damage to personal property, liability for property damage or personal injury caused by accidents, and coverage for additional expenses if the property becomes uninhabitable.

Others: Explore provisions related to subleasing, restrictions on the number of occupants, breach of contract penalties, move-out procedures, circumstances under which the landlord can access the property in emergencies, advance notice for non-emergency situations, termination responsibilities, etc.

Property Conditions and Facilities

Property Inspection: It is recommended to conduct a virtual tour if possible, as photos often differ from reality. Upon move-in, thoroughly inspect the condition of the room and document any damages with photos/videos. Report any issues to the landlord. Check the cleanliness and ventilation of the property.

Furniture: The lease should specify whether the furniture is provided and outline the responsibilities for damage repairs.

Flooring: Most rooms in the United States have carpeting. If you are allergic to dust mites, consider renting a house with wooden flooring instead of carpets.

Stoves: In the US, most properties provide electric stoves rather than gas stoves. Electric stoves are compatible only with flat-bottomed cookware and have limited heat control compared to gas stoves. If this is a requirement for you, pay attention to the type of stove provided in the rental property.

Soundproofing: For students sensitive to noise, consider whether the room and its surroundings provide acceptable soundproofing. You can inquire about this before renting or evaluate it during an in-person viewing. Generally, a well-soundproofed room also offers better insulation during winter.

Range Hood: Due to regulations, American range hoods typically circulate the cooking fumes indoors instead of venting them outside. This means that the grease and smoke produced during cooking may not be adequately exhausted. Those who enjoy cooking should consider a kitchen with windows or better ventilation equipment.

Decorations: Keep in mind that when you move out, you will likely be required to restore the property. Therefore, irreversible renovations typically require landlord approval (e.g., painting, and putting nails in the walls).

Water, Electricity, and Gas

Before signing the lease, make sure to:

• Confirm which water, electricity, and gas expenses are included in the rent.
• Verify if there is a need for additional applications or connections (new properties may have issues with utility connections).
• Determine which expenses should be paid to the landlord or utility companies. If paid to the landlord, clarify if the costs are borne by the tenant.
• Check if heating and cooling costs are individually calculated for each unit (some apartments have centralized control).
• Inquire about average costs, preferably from current tenants, although usage habits may still affect the actual expenses.

Self-Application:

• Utility Companies: In the Pittsburgh area, the primary electric company is Duquesne Light, while common gas companies include Peoples Gas, Dominion Gas, and Equitable Gas. You can search for their contact information on their respective websites.
• Application Process: Companies typically offer online application methods, but it is recommended to contact them directly via phone for a faster process. Follow the instructions provided and submit the required documents as instructed.
• Application Documents: Usually, you will need to fill out application forms provided by the utility companies, including personal information, phone numbers, and address. Some applications may require a Social Security Number (SSN), or you may need to provide alternative identification documents such as a passport if you don’t have an SSN.
• Deposits: If you do not have an SSN, the utility companies may require a deposit (e.g., the 2018 electric service deposit for Duquesne Light was $165).
• Payment: Most companies offer online payment services. You can use the website listed on your bill to make payments. For Duquesne Light, you can apply for an account and make payments on their website.

Internet/Cable TV

Only a few properties provide internet and cable TV services, and in most cases, tenants need to apply for these services themselves. The main providers in the Pittsburgh area are Xfinity (Comcast) and Verizon. However, not all properties allow you to subscribe to services from every telecom company. It is essential to confirm with both the landlord and the telecom company whether the specific property you are renting can be serviced by the designated provider.

Typically, internet and cable TV services are bundled together, and it may be more expensive to subscribe to them separately. Depending on your needs and pricing options, you can choose to apply for a standalone internet plan or an internet + cable TV plan. Basic plans (around 60Mbps with unlimited data) usually cost around $40-$50 per month. Search for the nearest stores of the providers, prepare the necessary identification documents, and you can apply in person.

During the application process, make sure the sales representative enters the information correctly. An incorrect entry may require nearly an hour of online customer service to correct before you can use the service normally.

Air Conditioning and Heating

Air Conditioning: In most cases, tenants have control over the air conditioning, either through a central system or individually for each room. Regardless of the system, tenants typically bear the cost based on usage. Some properties may require tenants to purchase their own window air conditioning units.

Independent Heating: Each room or unit has its own heating unit, powered by electricity or gas. Tenants can usually adjust the temperature and timing themselves, but it often means additional costs (not included in the rent).

Central Heating: Apartments often have a central heating system that is centrally controlled, and each room may receive heated air from the central air conditioning system. Generally, tenants cannot turn off the heating individually. While there may be temperature or heat intensity controls on the wall, adjusting them does not necessarily change the settings.

Laundry

Apartments: If there is no in-unit washer and dryer, there is usually a laundry room with shared facilities (similar to coin-operated machines in college dorms). These facilities typically allow basic control over water temperature, drying temperature, and duration of wash/dry cycles. The cost for each laundry cycle ranges from $1 to $1.5. If there is a laundry room, be mindful of the usage hours and machine availability, as some apartments may have restrictions on late-night laundry, and limited machines often result in waiting times.

Non-Apartment Rentals: If laundry machines are not provided, you may have to rely on nearby laundromats, which can be less convenient.

Drying Clothes: Dryers are commonly used in the US, and it is rare to see people hanging clothes outside, even in apartments with balconies. Outdoor clotheslines are very uncommon. If you prefer not to use a dryer, the dry climate and indoor heating in the US usually allow clothes to dry quickly. Even thick jeans can dry within a day, and T-shirts may only take a few hours. Intimate apparel for women is often hung in the bathroom, wardrobe, or a corner of the room. Due to the dry climate, they usually dry relatively quickly. Even in bathrooms, the moisture from showering typically dissipates within an hour, especially in bathrooms with windows or ventilation, so there is little concern about clothes not drying.

Pets

Most apartments have restrictions on pet ownership, which can vary. Some restrict pets based on weight, while others may allow cats but not dogs. Some apartments require additional pet deposits. If you have a pet, it is important to inquire about the specific regulations before signing the lease.

Parking

If you already own a car or plan to purchase one soon, it’s important to consider parking options when looking for a rental property. If you’re unsure about getting a car, it’s recommended to inquire about parking options and keep some flexibility in your decision-making.

On-Street Parking: This refers to parking along the street, without designated parking spots. The availability and convenience of on-street parking depend on the surrounding environment. If the building itself doesn’t have parking facilities, you can apply for a Residential Parking Permit online ($20/year). This permit allows for parking within designated residential areas. The application typically requires proof of residence, driver’s license, and vehicle registration. Some on-street parking spaces may have meters, which require payment and have time restrictions (avoiding payment can result in hefty fines!). For these spaces, you can download the Go Mobile PGH App for convenient payment and an extension of parking time.

Off-Street Parking: This category includes parking provided by apartment complexes and dedicated parking rental companies. Some apartments with their own parking spaces may allow residents to apply for a city parking permit. If the apartment’s parking spaces have a long waiting list, you can search for privately rented parking spaces nearby (other apartment complexes may also offer such options). In areas where Taiwanese students tend to live, Squirrel Hill apartments generally have a slightly lower proportion of parking spaces, while Shadyside and North Oakland apartments have a slightly higher proportion. Off-street parking can be outdoors or in a garage. Indoor parking is more convenient during winter. In North Oakland or Shadyside, monthly rental prices for indoor parking generally range from $40 to $100, while outdoor parking spaces range from $20 to $80. Parking spaces can be on a first-come, first-served basis or designated for individual use. When renting an individual parking space, the rent is usually separate from the room rent. Negotiation for rental prices may vary.

Snow Removal Responsibility
If the parking space is provided by the apartment, the landlord typically takes care of snow removal on the driveway during snowy days. However, if you live in a house, it’s important to clarify snow removal responsibilities for the driveway and community roads (if applicable) to ensure convenient access during winter.

Anti-Discrimination Policies

Landlords are prohibited from discriminating against tenants or applicants based on race, color, religion, national origin (including limited English proficiency), age, sex, gender expression, gender identity, sexual orientation, pregnancy, place of birth, disability, political affiliation, or beliefs. For example, a landlord requiring international students without an SSN to pay double the deposit may constitute discrimination based on national origin. If you encounter discriminatory practices, you can contact the Pittsburgh Commission on Human Relations by phone or in person to file a complaint. If the case is substantiated, the city government provides free legal representation.