A:  In most cases, the only documents you need to provide are a copy of your passport, two references, and a signed copy of the rental agreement.  Sometimes, the owner will also request a letter from your employer or from your school.

A:  The agency fees depend on the length of your stay as outlined below:
     
     Length of Rental                           Total Agency Fee
     Up to 45 days                               35% of total rent
     45 days to 2 months                    50% of one month’s rent
     2 months to 4 months                 25% of the total rent
     4 months to 200 days                  One month’s rent
     200 days to one year                   15% of the total rent

A:  The fee is paid when the rental agreement is signed.

A:  Yes.  There is a 10% discount on our fee to all students providing valid student identification.

A:  Typically, the agency fee and required security deposit are paid upfront.

A:  You can pay the agency fee to Urban Living by credit card through our secure on line server.  You can pay the deposit to the owner by wire transfer (we will provide you with all the necessary information and instructions).

A:  Agency fees are not refundable.  However, if you have to cancel your reservation as a result of a visa problem and you submit us proof, we will issue you a credit for the agency fees that can then be used on your next trip.

A:  Yes.  For rentals of over one month, our specialized agents will be happy to show you apartments.

A:  Unless otherwise specified, taxes are included in the rent.

A:  Most of the apartments listed on our web site have a high-speed internet connection (either ready to use, or provided by the owner upon request).

A:  Owners cannot take the risk that they might lose a potential tenant because of a future reservation. In order to reserve in advance the owner would need be guaranteed rent for the three months prior to your arrival, which would not make financial sense for you.

A: You can rent starting anytime of the month an apartment is available.  However, typically owners who are renting on a month-to-month basis will want a tenant from the 1st to the 30th. Owners who also have shorter-term rental apartments available are often more flexible, but also often charge more.  There is always room for negotiation, keeping in mind that a landlord is more likely to be willing to negotiate a six month lease than a six week lease.

A:  No matter how well you clean, owners prefer to use a professional cleaner in order to maintain a guaranteed condition for the next tenant.

A. Why stay in a hotel when you can have a comfortable furnished apartment for your next business trip, vacation or holiday?

Get more space for less money with a furnished rental.

A. Our website is currently in the process of being translated in numerous languages. In the meantime, you may call the agency to talk to one of our agents. Our staff members speak English, Spanish, French, German, Arabic, Italian, Dutch and Japanese. They will be delighted to assist you in your reservation process.

A. Once you get a confirmation of your booking, you will have to plan your check-in with the owner. Please keep in mind that most apartments will be available (as with hotel rooms) by 3:00 PM, however some owners may provide you with an access to the property a little sooner.

A. Once again, you will need to plan your check-in with the owner. Keep in mind that late check-in fees may apply.

A. As in hotels, you will have to leave the apartment by 11:00AM at the latest.

A. Keep in mind that the city is always in motion. Bars and restaurants pop up all over like mushrooms after the rain. Among quieter neighborhoods we recommend: Midtown East, Upper East Side, Upper West Side and Brooklyn Heights. These residential districts are favorites among those seeking more tranquility, or a family-friendly atmosphere.

A. Unfortunately, we don't have any furnished apartments specifically adapted for wheelchair access, however several apartments in our listings are on the ground floor and have wide doorways or spacious elevators.

A. The Theater District, Chelsea, Greenwich Village, the Meat Packing District and The East Village are all great areas. Greenwich Village and The East Village are hip, young neighborhoods full of energy, from chic piano bars to laid-back jazz joints. The Theater District draws a mixed crowd of tourists to its many shows, bars, clubs and restaurants. The Meat Packing District is very hip, full of "pretty people", who flock to its many designer establishments.

A. Many of our apartments are equipped with internet access. Please check the amenities listed with each apartment description to ensure that you choose an accommodation that features this service.

A. As soon as you have paid the agency fees, your reservation will be confirmed. Urban Living will send you a confirmation in writing (via email). Please verify that the details of your rental are correct.

A. The balance of the rental cost must be paid to the owner of the apartment upon arrival. Prior to remitting the rental fees, please take the time to inspect the premises and insure that everything in the unit is in working order (AC/TV). If the full balance is not provided, the reservation will be canceled and the agency fee lost.

A. We accept Visa, Mastercard and American Express. You have the option of paying through our secure on-line payment. This service allows you to pay in any way you prefer without sharing financial information. You may also send a wire transfer.

A: Of course you can! Many foreigners invest in the United States especially in New York City. Condominium buildings are investors friendly and make things easier for foreigners.

For investing: A condo will provide you with a more liquid asset. You can also rent it while you wait to resell (you may not be able to do that in a co-op).

To live in:
Some buyers meeting co-op requirements would prefer to live in an "owner occupied" building and will then prefer to buy a co-op. Who else can take better care of the apartment and building than the owners?

A: Condominiums are becoming more popular in New York City as new residential buildings are constructed. Unlike co-ops, condo apartments are "real" properties. Buying a condo is much like buying a house. Each individual unit has its own deed and its own tax bill. Condos offer greater flexibility, but are often priced higher than comparable co-op apartments.

Advantages of Buying a Condo

• In most cases, buyers can finance a larger portion of the purchase price (up to 90%) and therefore put less money down.
• With a condominium, you do not need board approval approval to purchase or sell.
• Condo apartments can be freely sublet, giving you more flexibility.
• Monthly maintenance fees for condos are much lower than for co-ops (because condominiums do not have an underlying mortgage, whereas almost all co-ops do).

Disadvantages of Buying a Condo

• Condos are generally more expensive than comparable co-op apartments to purchase.
• Monthly maintenance payments are not tax-deductible.
  
• In New York City, 85% of all apartments available for purchase (and almost 100%
  of pre-war apartments) are in co-operative buildings.
• When you buy a co-op, you don’t actually own your apartment. Instead, you own
  shares of a co-op corporation that owns the building. The larger your apartment,
  the more shares within the corporation you own. Other features, such as terraces and being on a higher floor can impact the number of shares allocated to an individual apartment.  Monthly maintenance fees cover building expenses including heat, hot water, insurance, staff salaries, and real estate taxes.

Advantages of Buying a Co-op

• Co-ops are generally less expensive than comparable condominium apartments.
• Some of your monthly maintenance fees are tax deductible.
  

Disadvantages of Buying a Co-op

• All prospective purchasers must be approved by the Board of Directors. The Board approval process is often time-consuming and rigorous: it requires extensive information regarding finances, employment, and personal background. Even celebrities have been turned down by some selective New York co-op boards. Not only does every board has their own set of rules, those rules can be changed over time.
• Monthly maintenance fees for co-ops are much higher than for condos. This is because the monthly fee includes part of the underlying mortgage for the building.
• Many co-op boards limit the amount of the purchase price that can be financed and require higher down payments than are usually required for condominiums.
• It is harder to sub-lease a co-op. Each co-op building has its own rules, but many limit or forbid subletting.

A: The Co-op board will check:

• Financial History
• Job History
• US Credit
• References (professional and personal)
• How you will use the apartment. Pied-A-Terres are not always allowed.
• Guarantor
• Life Style
• A home business is often not allowed
• A low purchase price might go against your purchase
• Pets are not always allowed
• Possibility of noise
• Interview required
• Additional requirements that may come up

A: Deductable costs include:

• Mortgage interest: under current U.S. law, all interest that is paid on a mortgage of less than one million dollars is tax-deductible.
  
• Points: buying a home involves a number of different fees and other expenses. One of these, called points, represents a small percentage (usually one percent)of the loan and is paid up front at the closing. Normally, no more than three points are charged on a typical mortgage loan. Points are fully deductible at tax time. Points charged on refinancing loans are also deductible. Property taxes.
• Part of the Maintenance can be deductible in a Co-op
• Moving costs
• Home office deduction
• Assessments
• As an investment, whatever you spend to furnish the apartment or to improve it is |deductible

A:  There is no fee.  Our service is totally free of charge for you.

A:  We charge a fee to renters.

A:  Yes.  You will need to fill out an apartment description and sign a listing agreement.

A:  No. We do not require an exclusive listing agreement from you to list your apartment on our website.

A:  The agreement allows us to post the pictures of your apartment and send them to our clients.  It also stipulates that you have the right to rent/sublet the apartment and that the apartment is good condition.

A:  We need to have our agent inspect the property.  When we take the pictures we know they will be compatible with our system.

A:  Our clients are both national (United States) and international.

A;  You can list your apartment with us at any time, however the sooner you list it, the more exposure it will get.

A:  No.  We do not keep a set of your keys.

A:  Short-term renters usually will pay you in cash upon arrival.  Long-term renters usually make arrangements with you directly on a case-by-case basis.

A: Short-term renters usually pay on the day they move in.  You make case-by-case arrangements with long-term renters.

A:  This is usually possible if the client is from the United States.  For our international clientele, because they do not have a U.S. credit history, you can ask for references, a guarantor, and bank statements, among other things.

A:  Of course!  But please let us know as soon as you do because a rental cannot be cancelled once you have signed the guest agreement.

A:  Yes.  The penalty is 30% of the total rent for a short-term stay and 30% of one month’s rent for a long-term stay.

A:  We will do our best to find you another tenant, but keep in mind that the renter paid the agency fee when they signed the agreement, so renters rarely cancel.

A: Urban Living opened its first office in 1999 in Midtown Manhattan as a full service Real Estate brokerage company. Urban Living specializes in real estate sales and rentals (furnished for short or long term, unfurnished, and roommate share). Our extensive network base advertises internationally and reaches clients who come to New York for schooling, internships, corporate relocation, business travel, and to investment.

Over the last few years Urban Living received an increasing number of requests for rental properties located in Brooklyn and a strong interest in Brooklyn coming from international Real Estate Investors. In 2006, this growing trend has resulted in the creation of Urban Living International sister company located in Park Slope, Brooklyn.

A: Some of the reasons are:

A: Yes, we advertise extensively on line and are happy to share the list of over 30 sites with you.

A: Your property will be advertised on all the above websites with digital pictures within 24 hours after staging and photo shoot.

A: Open Houses usually take place on Sundays. They are scheduled with you at mutually agreeable times.

A: To decide on the price of your property, your real estate agent will conduct a comparable search. Based on this search, your agent will advise you on the price you should ask.
It is in your interest and your agent's interest to market your property at the right price because;you want to sell for a good price and your agent wants to advertise a property that by reflecting the market has a good chance to be sold.

A: The price has to be right but your property also has to be staged properly. Prospective buyers' need to be able to imagine themselves living in the apartment, so storing;personal items (photos, nicknacks) can be effective way to give the prospective purchase a "clean slate" on which to project their own future in the apartment. Clearing out closets and sometimes removing furniture will make your apartment seem larger and more inviting; items can be easily stored in a rented storage facility. Refresh your property if needed; a good paint job can make the difference.  And of course, your agent will be happy to advise you.

A:  Your agent is available 7 days a week by email or by phone.  All our agents have a supervisor and are part of a team that can answer your questions and make sure your agent get your message.

A:  No, all potential buyers will be directly in touch with your agent or communicate to your agent via their own agent.

A: Yes, your agent will always get back to you after a showing. Each week your agent will give you a report of all the new buyers interested in your property.  You will be informed about the degrees of interest and all the comments (both positive and negative).

A: It will be a pleasure to sit down with you and review your contract before signature.

A:  For an exclusive listing, our commission is usually 6% since it involves a lot of expense and a large time commitment from your broker. For an open listing, our commission is 3%, but advertising will be limited.<

A: Our agents always make sure buyers are qualified.

A: We will be glad to refer professionals to you.

A: Depending on your situation you might have to face some of the following costs: