Guides
316 practical guides, each fact-checked against official sources and kept up to date.
Selling
1031 Exchange Basics for Investment Property
1031 exchange rules for investment property: what qualifies, the 45- and 180-day deadlines, qualified intermediaries, boot, co-op shares and NY filing.
7 min read · Oct 12, 2026
Tenant rights421-a apartments and rent stabilization
Many newer NYC rentals are rent stabilized because of a 421-a or J-51 tax break. Learn what happens when the benefit expires and how to check yours.
8 min read · Oct 12, 2026
Owning421-a Tax Abatements: What Happens When They Expire
When 421-a phases out, NYC condo taxes step up every year or two until they reach full value. Official schedules, a worked example and how to check yours.
7 min read · Oct 12, 2026
Renting
- Apartment application denied? What to do nextDenied an apartment? Get the adverse action notice and free report, dispute errors, spot reasons NY and NYC law forbid, and build a stronger next application.
- Apartment credit checks: what landlords see and how to prepareWhat a landlord sees in a rental credit check, whether it can lower your score, why no minimum score is set by law, and how to check and fix your reports.
- Apartment guarantors in NYC: the 80x rule and who qualifiesMost NYC landlords want a guarantor earning 80 times the monthly rent, often in the tri-state area. What they check, what a guarantor owes and the legal limits.
- Apartment rental scams: red flags and how to verify a listingInteractiveHow to spot a fake NYC apartment listing: FTC red flags, checking the real owner in ACRIS and HPD, verifying a broker license, and where to report a scam.
- Apartment viewing checklist: what to inspect before you applyInteractiveA 30-point apartment viewing checklist for NYC renters: water, heat, windows, outlets, pests, detectors and locks, plus which problems the landlord must fix.
- Basement and cellar apartments in NYC: legality and risksMany NYC basement and cellar rentals are illegal. Learn the basement vs cellar test, how to check a certificate of occupancy, flood risks and your rights.
- CityFHEPS rental assistance explained (2026 rent limits)CityFHEPS pays part of the rent for eligible NYC households for up to five years. See who qualifies, 2026 rent limits, your 30% share and landlord payments.
- Do I owe a broker fee? NYC FARE Act decision treeInteractiveAnswer a few questions to see if you owe a broker fee under NYC’s FARE Act: who listed the unit, who hired the broker, what was disclosed, and how to report it.
- How to apply for NYCHA public housingHow to apply for NYCHA public housing: eligibility, income limits, priority codes, checking your status, renewing, and what the waiting list looks like.
- How to check a NYC building before you rent (in 10 minutes)InteractiveA step-by-step checklist for vetting a New York City apartment building: HPD violations, 311 complaints, heat and pest history, the owner, rent stabilization and red flags to ask about.
- How to find a rent-stabilized apartment in NYCNo official list of vacant rent-stabilized apartments exists. Use RGB building lists, building age, 421-a and J-51 clues and HCR rent history to find one.
- How to find an apartment in NYC: a week-by-week planInteractiveStart about six weeks before your move: set a 40x budget, gather documents, view, apply and sign, with the NYC rule that applies at each step of the search.
- How to negotiate a market-rate lease renewal in NYCHow NYC market-rate tenants can negotiate a renewal: notice rules for 5%+ increases, the 8.38% Good Cause limit, comps, the building record and scripts.
- Institutional lease guarantors: how they work and what they costAn institutional guarantor backs your lease for a one-time fee, often 40% to 110% of a month’s rent. How pricing works, who accepts them and default rules.
- Mitchell-Lama apartments: how the program worksMitchell-Lama offers below-market rentals and co-ops for middle-income New Yorkers. See 2026 income limits, city vs state waiting lists and how to apply.
- Net effective rent vs gross rent: what you will really payNet effective rent spreads free months across the lease. See the formula, worked NYC examples, and why deposits and renewals use the higher gross rent.
- NY rental application fees: the $20 cap explainedNew York caps rental background and credit check fees at $20 or actual cost and bans other application fees. Who is covered, the 30-day rule and how to report.
- NYC 2026 rent freeze: does it apply to your lease?InteractiveNYC’s 2026 rent freeze (RGB Order #58) sets 0% on 1- and 2-year rent-stabilized leases starting Oct 1, 2026 to Sep 30, 2027. Check if your lease is covered.
- NYC apartment terms: junior 1, flex 2, railroad, convertibleWhat NYC listing jargon means: junior 1, flex 2, convertible, railroad, alcove studio, floor-through, prewar, walk-up. Plus what makes a room a legal bedroom.
- NYC FARE Act: who pays the broker fee nowSince June 11, 2025, NYC’s FARE Act makes whoever hires the broker pay. What landlord agents can’t charge, fee disclosure rules, penalties and how to complain.
- NYC Housing Connect lottery: how to apply and qualifyInteractiveHow the NYC affordable housing lottery works: 2026 AMI income limits, set-asides and preferences, the steps after you apply, interview documents and scams.
- NYC lease clauses to read before you signWhich NYC lease clauses NY law voids or limits: habitability waivers, one-sided attorney fees, late fees, auto-renewal, jury waivers, subletting, roommates.
- NYC move-in costs: what a landlord can legally chargeInteractiveIn NYC a landlord can ask for first month’s rent, a deposit of up to one month and a $20 screening fee. See banned charges and a worked $3,000 example.
- NYC Rent Guidelines Board increases by yearEvery NYC Rent Guidelines Board apartment order, #1 (1968) to #58 (2026): one- and two-year rent-stabilized lease increases, split years and past freezes.
- NYC rental application documents checklistInteractiveThe documents NYC landlords ask for, from ID and pay stubs to tax returns, what they cannot ask or use, and lists for freelancers, students and guarantors.
- NYC short-term rental law: rules for renters and hostsNYC allows short-term rentals only if you live there, host at most two guests and register under Local Law 18. Rent-stabilized tenants cannot register.
- Package theft in apartment buildings: prevention and reportingHow to stop package theft in an apartment building, what a landlord must provide (locked doors, mailboxes) and how to report stolen mail and packages.
- Renters insurance: what it covers and how much you needRenters insurance covers your belongings, liability and hotel costs after a fire or theft. Learn ACV vs replacement cost, flood gaps and how to size coverage.
- Renting a condo or co-op apartment in NYCRenting a condo or co-op unit in NYC means a board application, house rules and sublet limits. See which tenant protections still apply and what changes.
- Renting in NYC with a Section 8 or CityFHEPS voucherHow to find an NYC apartment with a Section 8 or CityFHEPS voucher: rent limits, inspections, rental packets, what landlords can’t refuse and reporting bias.
- Renting in NYC without US credit historyNo US credit or SSN? What NYC landlords accept instead, what an institutional guarantor costs, and the legal limits on extra deposits and status-based rules.
- Required NYC lease riders and disclosuresRiders and notices a NYC landlord must give with a lease: rent-stabilized rider, bedbug history, window guards, lead, sprinklers, flood history and more.
- Roommate agreement checklist for shared apartmentsInteractiveWhat to put in writing with roommates: rent split, deposit, bills, guests, chores and move-out. Plus the co-tenant vs occupant difference under NY law.
- Tenant screening reports: your rights under federal lawWhat tenant screening reports contain, how long evictions and judgments can stay, your FCRA rights to a notice, free copy and dispute, and a dispute checklist.
- The NYC 40x rent rule: how much you need to earnNYC landlords usually require yearly income of 40 times the monthly rent, and guarantors at 80 times. See the income needed for common rents and what to do if you fall short.
Tenant rights
- 421-a apartments and rent stabilizationMany newer NYC rentals are rent stabilized because of a 421-a or J-51 tax break. Learn what happens when the benefit expires and how to check yours.
- Apartment noise complaints in NYC: rules and optionsWhat the NYC Noise Code says about neighbors, dogs, bars, AC units and construction hours, who 311 sends, and a step-by-step plan to fix noise.
- Bed bugs in NYC apartments: tenant rightsNYC landlords must treat bed bugs with licensed pros, disclose last year's bed bug history on vacancy leases and file an annual report. How to report and check.
- Can a rent-stabilized apartment be deregulated?NY repealed high-rent and high-income deregulation on June 14, 2019. See the few ways units still leave rent stabilization and how to spot an improper one.
- Can I withhold rent for repairs in New York?InteractiveWithholding rent for repairs in New York is legal but risky: the landlord can sue for nonpayment. Compare safer options and how a habitability defense works.
- Can landlords reject you for a past Housing Court case?No. New York RPL 227-f bars landlords from refusing to rent over a past or pending Housing Court case. How the law works, recent cases and how to report it.
- Can my landlord do this? NYC tenant rights quick checkerInteractiveSourced answers to common NYC landlord questions: entry without notice, fees, rent hikes, utility shutoffs, lock changes, keeping deposits and refusing repairs.
- Displaced by a fire or vacate order in NYC: where to get helpDisplaced by a fire or vacate order in NYC? Where to get emergency housing, what happens to your lease and rent, insurance, and replacing documents.
- Does Good Cause Eviction cover my apartment?InteractiveAnswer a few questions to see if New York’s Good Cause Eviction law covers your apartment, which exemption may apply, and what the landlord’s notice must say.
- Does my NYC landlord have to paint every three years?Yes. NYC Housing Maintenance Code §27-2013 makes owners of 3+ unit buildings repaint occupied apartments every three years. What it covers and how to ask.
- Emotional support animals in rental housingKeeping an emotional support animal in a no-pet NYC rental: what landlords may ask, what proof works, no pet fees, when they can say no and where to file.
- Ending a lease early due to domestic violence in NYNY Real Property Law 227-c lets domestic violence survivors end a lease early: who qualifies, the 30-day notice, proof due in 25 days, rent owed and privacy.
- Good Cause Eviction law in New York explainedHow New York’s Good Cause Eviction law works: where it applies, the 15 exemptions, NYC’s 8.38% rent standard for 2026, eviction grounds and the required notice.
- Got a 14-day rent demand in NY? What it meansA 14-day rent demand is the written notice a NY landlord must serve before a nonpayment case. What it must say and what to do before the deadline.
- Housing Court stipulations: read before you signA Housing Court stipulation is a binding settlement. What common terms mean, what happens if you miss a payment, and what to ask before you sign.
- Housing discrimination in NYC: protected classes and how to fileProtected classes under federal, NY State and NYC housing law side by side, plus exemptions, examples, filing deadlines and how to file with CCHR, DHR or HUD.
- How much notice for a rent increase in New York?NY landlords must give 30, 60 or 90 days written notice before a rent increase of 5% or more or a non-renewal. See the RPL 226-c rules and late notice.
- How to break a lease in New YorkInteractiveYour legal ways out of a NY lease: military orders, age 62+ or disability moves, domestic violence, unlivable conditions, and the landlord’s duty to re-rent.
- How to file an HPD complaint through 311File an HPD complaint about your NYC apartment by phone, online or the 311 app, then track it: inspection, violation class, repair deadlines and certification.
- How to get your security deposit back in NYInteractiveA step-by-step plan to get your deposit back in New York: move-in proof, the pre-move-out inspection, the 14-day deadline, fair deductions and a demand letter.
- How to request a reasonable accommodation from your landlordInteractiveHow NYC tenants with disabilities ask for accommodations like ramps, grab bars, parking or a lower floor: who pays, the cooperative dialogue and where to file.
- How to request your rent history from NY HCRGet your apartment’s registered rent history from NY HCR online, by phone, email, mail (Form REC-1) or in person, then read it for signs of a rent overcharge.
- HP actions: taking your landlord to Housing Court for repairsHow NYC tenants file an HP action in Housing Court: the forms, the fee and waiver, the HPD inspection, orders to correct and harassment claims.
- HPD Emergency Repair Program: when the city fixes itWhen an NYC landlord ignores a hazardous violation, HPD's Emergency Repair Program can hire contractors and bill the owner. How tenants trigger it.
- HRA One Shot Deal: emergency help with back rentHow NYC’s One Shot Deal pays back rent: who qualifies, the future-ability-to-pay test, documents, the ACCESS HRA application, repayment and denials.
- Illegal lockouts in NYC: what to do if you're locked outIn NYC only a marshal or sheriff with a court warrant can evict you. Locked out? Call 911, gather proof of residence, and file a lockout case in Housing Court.
- Is my apartment rent stabilized? A step-by-step testInteractiveAnswer a few questions to see how likely your NYC apartment is rent stabilized: building age, size, tax benefits, the HCR list and your lease. Then confirm.
- Late rent fees in New York: the legal limitNY landlords can charge a late fee only after rent is 5 days late, and it can’t exceed $50 or 5% of monthly rent, whichever is less. Examples and your rights.
- Lead paint rights for NYC tenantsNYC Local Law 1 makes landlords of pre-1960 buildings find and fix lead paint hazards where a child under 6 lives. Annual notice, turnover work, inspections.
- Locks, keys and peepholes: NYC tenant rightsNYC tenants can add their own door lock but must give the landlord a key if asked. The locks, chain guard and peephole owners must supply, and illegal swaps.
- Marshal’s notice of eviction in NYC: your optionsA NYC marshal’s notice means eviction can happen in as little as 14 days. How to file an order to show cause, pay to stop it, and get emergency help.
- MCI and IAI rent increases after the 2019 lawHow NYC MCI and IAI rent increases work: the 2% yearly MCI cap, 30-year removal, the $30,000 and $50,000 IAI tiers, and how tenants can challenge an MCI.
- Mold in your NYC apartment: landlord duties under Local Law 55Under NYC Local Law 55, landlords of 3+ unit buildings must keep apartments free of mold and fix the leaks behind it. Violation sizes, deadlines, reporting.
- New York roommate law: who can live with youNY’s roommate law (RPL 235-f) lets a tenant live with immediate family plus one more occupant and their kids, even if the lease says otherwise. Rules, examples.
- No cooking gas in your NYC building: rights and timelinesNYC owners must act immediately to restore cooking gas after a shutoff. Why gas gets cut, the DOB restoration steps, and how to push via 311, HPD and court.
- No heat or hot water in your NYC apartment: what to doInteractiveNo heat or hot water in your NYC apartment? Check if it is a violation, tell the landlord, file with 311, log evidence and escalate, with a decision tool.
- NYC Fair Chance Housing law: criminal history and rentalsHow NYC’s Fair Chance for Housing law limits criminal background checks: records landlords can’t see, 5- and 3-year lookbacks, and your 5-day reply.
- NYC heat and hot water rules: temperatures and datesNYC heat season runs Oct 1 to May 31: 68°F by day when it is below 55°F outside, 62°F at night, and 120°F hot water all year. How to log it and what owners pay.
- NYC Housing Court: what to expect and how to prepareInteractiveHow to answer an eviction petition in NYC Housing Court, what happens at your first court date, how to ask for a free lawyer, and a checklist of what to bring.
- NYC pet law: the three-month rule for no-pet leasesThe NYC pet law waives a no-pet lease clause if you keep a pet openly for three months and the landlord knows. Which buildings it covers and where it stops.
- NYC superintendent rules: when a building must have a superNYC buildings with 9+ apartments need a super living within a block or 200 feet, or 24-hour service. Sign rules, 65-unit cap and what to do when no one helps.
- NYC window guard law for apartmentsNYC landlords must install approved window guards where a child 10 or younger lives, or on request. Annual notice dates, exempt windows, costs and reporting.
- Preferential rent in NY after the 2019 lawSince June 14, 2019, NY rent-stabilized tenants keep a preferential rent for the whole tenancy, and renewal increases apply to the lower rent. Examples.
- Rent control vs rent stabilization in NYCNYC has about 24,000 rent-controlled and 1 million rent-stabilized apartments. Compare who qualifies, how rents rise (MBR vs RGB) and succession.
- Rent overcharge in NY: how to file a complaintHow to file a rent overcharge complaint with NY HCR (Form RA-89): the six-year lookback, treble damages for willful overcharges, evidence and timeline.
- Rent receipts in New York: when landlords must give oneNY landlords must give a written receipt for rent paid in cash, money order or anything but a personal check, and for checks if you ask in writing. Details.
- Rent-stabilized renewal leases: deadlines and your choicesNYC owners must offer a rent-stabilized renewal on form RTP-8 90 to 150 days before your lease ends. You get 60 days to choose a 1- or 2-year term.
- Right to Counsel: free lawyers for NYC tenantsInteractiveNYC’s Right to Counsel law gives tenants facing eviction a free lawyer if income is at or below 200% of the poverty line or they are 60+. Check if you qualify.
- Roaches, mice and rats: your landlord's duty in NYCNYC landlords must keep apartments free of roaches, mice and rats using integrated pest management under Local Law 55. What they owe and how to report pests.
- SCRIE and DRIE: how NYC’s Rent Freeze Program worksNYC’s Rent Freeze (SCRIE/DRIE) locks rent for tenants 62+ or with a disability who earn $50,000 or less and pay over a third of income in rent.
- Security deposit rules in New YorkNew York security deposit law: the one-month cap, 14-day itemized return, move-out inspection, interest in 6+ unit buildings, allowed deductions and penalties.
- Smoke and carbon monoxide detector rules for NYC rentalsNYC landlords must install smoke and CO detectors in every apartment; tenants test and maintain them. What you can be charged, placement rules and reporting.
- Source-of-income discrimination: is it happening to you?InteractiveIs a landlord or broker illegally refusing your Section 8, CityFHEPS or other voucher? Match what they said to NYC and NY law, then document and report it.
- Starting a tenant association in NY: your rightsNY law protects tenants who organize: free meetings in common areas and no retaliation. How RPL 230 and 223-b work, and how to start an association.
- Subletting in New York: rules, consent and risksIn NY buildings with 4+ units you can sublet with landlord consent that can’t be unreasonably withheld. Request steps, 30-day reply rule and stabilized limits.
- Succession rights for rent-stabilized apartmentsInteractiveKeep a relative’s rent-stabilized apartment if you lived there as your primary home for 2 years (1 if senior or disabled) before they left or died.
- Suing for your security deposit in NYC Small Claims CourtHow to sue your NYC landlord for a security deposit in Small Claims Court: the $10,000 limit, $15 or $20 fee, the 14-day rule, what to bring and how to collect.
- Tenant harassment in NYC: what counts and how to fight itNYC bans landlord acts meant to force you out: service cutoffs, threats, lockouts, buyout pressure. What counts, how to document it, where to report, and suing.
- The NYC eviction process: step-by-step timelineEvery step of a NYC eviction, from the 14-day rent demand to the marshal’s 14-day notice, with the legal notice periods and where you can respond.
- Warranty of habitability in New YorkNew York’s warranty of habitability (RPL 235-b) requires landlords to keep homes fit to live in. What it covers, why it can’t be waived, how abatements work.
- Water leak in your apartment: who is responsible?NYC building owners must repair leaks from the roof, pipes or the unit upstairs. Who pays for your damaged things, how to report a leak to 311, and mold rules.
- When can a landlord enter your apartment in NYC?NYC landlords need written notice to enter: 24 hours for inspections, one week for repairs, weekdays 9 to 5. Emergencies excepted. Showings and harassment too.
- Your building was sold or foreclosed: what happens to your leaseBuilding sold or foreclosed in New York? Your lease survives, your deposit must move to the new owner, and foreclosure tenants get notice rights.
Buying
- Buyer Broker Agreements After the NAR SettlementSince August 17, 2024, MLS agents need a signed buyer agreement before touring a home with you. What it must say, who pays the buyer’s agent, and what to check.
- Buying a Co-op With a Guarantor or for Your ChildWhether NYC co-ops accept guarantors, co-purchasers or parents buying for a child, how condos differ, paperwork, lender and gift rules, and tax points to raise.
- Buying a Foreclosure or Auction Property in NYCHow NYC foreclosure auctions work: referee sales, the 10% deposit, fast closings, bank-owned and HUD homes, title and occupancy risks, and hard financing.
- Buying a Home With a Partner or Friend: Protect YourselfUnmarried co-buyers in New York: tenancy in common vs joint tenancy, what a co-ownership agreement covers, how both incomes count, and what if one wants out.
- Buying a New Development Condo in NYC: Costs and RisksHow buying a sponsor condo in NYC differs from a resale: transfer taxes you may pay, escrowed deposits, TCO closings, punch lists and abatements.
- Buying a Townhouse or House in NYC: What's DifferentBuying a brownstone or 1–3 family house in NYC: Class 1 property tax, the certificate of occupancy, landmark rules, sewer and sidewalk duties, and tenants.
- Buying a Two- to Four-Family House in NYCBuying a 2–4 family house in NYC to live in one unit: how lenders count rent, FHA and VA options, tenants in place, rent rules, Class 1 taxes and HPD rules.
- Buying an Estate Sale or Probate Property in NYBuying a home from an estate in NY: confirm the executor can sell, when Surrogate’s Court approval is needed, as-is terms, timelines and co-op estate sales.
- Closing Day Checklist for NYC BuyersInteractiveWhat to do 72 hours before and after an NYC closing: final walkthrough, funds and wire-fraud checks, documents, insurance, then STAR and deed recording.
- Co-op Board Interview: What to Expect and How to PrepareWhat happens in an NYC co-op board interview, the questions boards usually ask, what not to say, the legal limits on boards, and the path to approval.
- Co-op Board Package Checklist: Every Document You NeedInteractiveA tickable checklist of what NYC co-op boards usually ask for in a purchase application, why each item matters, and how to submit a complete package.
- Co-op Due Diligence: Reading Financials and Board MinutesInteractiveHow to judge a NYC co-op before you buy: financial statements, reserves, the underlying mortgage, board minutes, LL97 and facade exposure, plus a checklist.
- Co-op Financial Requirements: DTI, Liquidity and Down PaymentHow NYC co-op boards test buyers: the minimum down payment, a debt-to-income limit and post-closing liquidity, with formulas and worked examples.
- Co-op Share Loans vs Mortgages: How Co-op Financing WorksA co-op loan is secured by shares and a proprietary lease, not real property. Learn about recognition agreements, UCC filings, board caps and NYC closing costs.
- Co-op vs Condo in NYC: Which Should You Buy?InteractiveCo-op vs condo in NYC: shares vs a deed, board approval, financing and sublet rules, closing costs and taxes, plus a decision tree to see which fits you.
- Condo Right of First Refusal in NYC: How It WorksWhy NYC condos use a right of first refusal instead of board approval, how the waiver works, what can delay it and how it differs from a co-op board review.
- FHA and VA Loans for NYC Condos and Co-opsFHA and VA loans work for NYC condos only in approved buildings and rarely for co-ops. How to check HUD and VA approval, single-unit approval and other options.
- First-Time Buyer Mistakes in NYC (and How to Avoid Them)Nine NYC first-time buyer mistakes, from co-op liquidity rules and the $1M mansion tax line to job changes in underwriting and wire fraud, each with a fix.
- First-Time Homebuyer Programs in New York StateOfficial NY first-time buyer programs compared: SONYMA mortgages and DPAL, HPD HomeFirst, FHA, VA, HomeReady and Home Possible, with 2026 NYC income limits.
- HDFC Co-ops in NYC: Income Limits, Rules and RisksHDFC co-ops sell below market because buyers must meet income caps and resale limits. How the limits work, the Section 576 formula, financing and what to check.
- Home Appraisals: How They Work and What If It Comes In LowWho orders a home appraisal, how comps are picked, how a low appraisal changes LTV and the cash you need, and how to request a reconsideration of value.
- Home Inspections in NYC: House, Condo and Co-opWhat a NYC home inspection covers in a house vs an apartment, what it skips, how NY licenses inspectors, and how to pair it with HPD and DOB building records.
- How Much Down Payment Do You Need? NYC and US RulesMinimum down payments for conventional, FHA and VA loans, why NYC co-ops often ask for 20% or more, and what 5%, 10% and 20% down do to your payment.
- How Much House Can I Afford in NYC?InteractiveNYC affordability math step by step: lender DTI limits, co-op board ratios, maintenance and common charges, plus a table of the income needed at each price.
- How to Buy a Home in NYC: The Step-by-Step ProcessInteractiveThe NYC home-buying process: budget, pre-approval, offer, attorney review, contract and deposit, board or lender approval, and closing, with a checklist.
- How to Make an Offer on a NYC ApartmentIn NYC you make an offer by email through the listing agent, and an accepted offer isn't binding until a contract is signed. What to include and how bids work.
- Mortgage Contingency Clause: What It Protects in NY ContractsHow a New York mortgage contingency works: the commitment deadline, what a commitment letter means, when lenders pull one, and the risk of waiving it.
- Mortgage Pre-Approval: Documents, Steps and What It MeansInteractivePrequalification vs pre-approval vs commitment, why NYC sellers and co-op boards want a pre-approval, how rate shopping hits credit, plus a document list.
- NYC 10% Contract Deposit: Who Holds It and When It’s at RiskWho holds your NYC contract deposit, why it is usually 10%, when you get it back if the deal falls apart, and when you could lose it. A plain guide for buyers.
- NYC Closing Costs for Buyers: Every Fee ExplainedInteractiveEvery NYC buyer closing cost, condo vs co-op: mansion tax, mortgage recording tax, title, attorney, lender fees and adjustments, with an embedded calculator.
- NYC Contract to Closing Timeline: Co-op vs CondoInteractiveA week-by-week view of an NYC purchase from accepted offer to keys, why co-ops usually take longer than condos, and the deadlines buyers miss most often.
- NYC HomeFirst Down Payment Assistance: Who QualifiesHPD HomeFirst gives NYC first-time buyers up to $100,000 as a forgivable 0% loan. See the 2026 income limits, price limits, credit rules and how to apply.
- NYC Mansion Tax: Rates, Brackets and Who PaysThe NY mansion tax is 1% of a $1M+ home price, rising to 3.9% in NYC. See every bracket, the $1M cliff, worked examples and why the buyer pays it.
- NYC Mortgage Recording Tax: Rates and How to Reduce ItNYC mortgage recording tax is 2.05% on loans under $500K and 2.175% at $500K+ for homes. See who pays what, why co-ops are exempt and how a CEMA cuts it.
- Rejected by a Co-op Board: Your Rights and Next StepsTurned down by an NYC co-op board? What happens to your contract deposit, whether the board must explain, and where to file a discrimination complaint.
- Should I Rent or Buy in NYC? A Decision GuideInteractiveBuying in NYC usually pays off only if you stay long enough to recover transfer taxes, closing costs and fees. Use our decision tree and calculator to decide.
- Title Insurance Explained: Owner’s vs Lender’s PolicyWhat title insurance covers, owner’s vs lender’s policies, how NY premiums are regulated through the TIRSA rate manual, and why co-op buyers get a lien search.
- Ways to Hold Title in New York: Joint, Entirety, In CommonSole ownership, joint tenancy, tenancy by the entirety, tenancy in common and LLCs in New York: what each means at death, divorce or sale, and the defaults.
- What a Real Estate Attorney Does When You Buy in NYCWhy NYC buyers and sellers hire a real estate attorney: contract, due diligence, escrow, title and closing, how fees work, and what to ask before you hire one.
- What Is an Offering Plan? Reading NYC Condo and Co-op PlansA plain-English map of NY condo and co-op offering plans filed with the Attorney General: key sections, finding amendments, and red flags to check.
Selling
- 1031 Exchange Basics for Investment Property1031 exchange rules for investment property: what qualifies, the 45- and 180-day deadlines, qualified intermediaries, boot, co-op shares and NY filing.
- Co-op Flip Tax: What It Is and Who PaysA co-op flip tax is a transfer fee paid to the building when shares are sold. See how it is calculated, where the rule is written, who pays and the tax angle.
- FIRPTA: Selling US Property as a Foreign OwnerFIRPTA withholding explained: the 15% and 10% rates, the $300,000 residence exemption, withholding certificates, refunds, and NY nonresident tax.
- How to Buy and Sell a Home at the Same TimeBuying and selling at once in NYC: sale contingencies, bridge loans, HELOCs, rent-backs, timing closings, co-op boards, and a worked cash-flow example.
- How to Choose a Listing Agent: Questions to AskInteractiveInterview checklist for hiring a listing agent: comps, pricing, marketing plan, commission and buyer-agent pay, plus how to verify a NY license and record.
- How to Price Your Home Using Comparable SalesBuild your own NYC comp set from Department of Finance sales and ACRIS deeds, adjust for floor, condition and outdoor space, and avoid the cost of overpricing.
- How to Sell a Home in NYC: Step by StepInteractiveThe NYC selling process from attorney to closing: pricing, documents, offers, contract, co-op board review, flip tax, transfer taxes and taxes after the sale.
- Lead Paint Disclosure When Buying or Selling a Pre-1978 HomeSelling a pre-1978 home? Federal law requires a lead paint disclosure, the EPA pamphlet and a 10-day buyer inspection window. What to hand over, sign and keep.
- Listing Agreements Explained: Exclusive Right to Sell vs OthersExclusive right to sell vs exclusive agency vs open listings, terms to negotiate (length, commission, buyer-agent pay, carve-outs) and NY disclosure rules.
- New York Property Condition Disclosure: Seller RulesNY sellers of 1–4 family homes must give buyers a Property Condition Disclosure Statement before contract. The $500 credit is gone; flood questions were added.
- NYC and NYS Real Estate Transfer Taxes ExplainedNYC RPTT is 1% or 1.425% on homes and 1.425% or 2.625% on other property, plus NYS tax of 0.4% or 0.65%. Full rate tables, who pays, forms and examples.
- NYC Seller Closing Costs: What You'll Pay to SellInteractiveEvery cost of selling in NYC: commission, NYC and NYS transfer taxes, flip tax, attorney, payoff and building fees, with net proceeds for a co-op and a condo.
- Paying Off Your Mortgage When You SellHow your mortgage is paid off when you sell: payoff letters, per-diem interest, prepayment penalty limits, NY satisfaction rules and the escrow refund.
- Preparing Your Home for Sale: A Room-by-Room ChecklistInteractiveRoom-by-room prep checklist for NYC apartments and houses: declutter, repair, paint, light and photograph, plus permits and alteration papers buyers ask for.
- Real Estate Commissions After the 2024 NAR SettlementWhat changed for sellers on August 17, 2024: commissions stay negotiable, buyer-agent offers left the MLS, concessions, and how NYC’s REBNY RLS rules differ.
- Selling a Co-op: Board Approval, Flip Tax and PaperworkSelling an NYC co-op: the sale package, the buyer’s board approval, flip tax, transfer taxes, paying off a share loan with a UCC-3, and building move-out rules.
- Selling a House As-Is: What It Means in New YorkSelling as-is in New York means no repairs, not no disclosure. See which PCDS and lead rules still apply, how cash offers compare and how to vet a cash buyer.
- Selling a House With Tenants in NYCSelling an NYC home with tenants: leases survive the sale, showings and access, rent-stabilized units, estoppel letters, deposits and buyer financing.
- Selling an Inherited Home in New YorkHow to sell an inherited home in New York: who can sign, Surrogate’s Court letters, stepped-up basis, carrying costs during probate and co-op estate sales.
- Selling Without a Broker (FSBO) in NYCSelling an NYC home without an agent: pricing, listing, showings, vetting buyers, fair-housing ad rules, buyer-agent pay and why you still need an attorney.
Owning
- 421-a Tax Abatements: What Happens When They ExpireWhen 421-a phases out, NYC condo taxes step up every year or two until they reach full value. Official schedules, a worked example and how to check yours.
- Adding an ADU in NYC: City of Yes Rules for HomeownersCity of Yes lets NYC one- and two-family homes add one ADU of up to 800 sq ft in a backyard, attic, basement or addition. Where it's banned and how to file.
- After Closing: First Steps for New NYC HomeownersInteractiveJust closed on an NYC home? Confirm your deed on ACRIS, register for the STAR credit, get free deed alerts, fix your DOF billing and set up your water account.
- Co-op Maintenance vs Condo Common ChargesWhy NYC co-op maintenance looks higher than condo common charges: what each covers, who pays property tax, the deductible share and how to compare fairly.
- Co-op Sublet Rules: Can You Rent Out Your Apartment?You can rent out a co-op only if your proprietary lease and board allow it. See common sublet policies, how condos differ, and NYC’s 30-day rental rules.
- Deed Theft in NYC: How to Protect Your HomeHow deed theft works in NYC, the free DOF alert that emails you when a document is recorded on your home, warning signs, and where to report it fast.
- Disabled Homeowners' Exemption (DHE) in NYCDHE lowers an NYC home's assessed value 5% to 50% for owners with a documented disability and income of $58,399 or less. Proof, income table, renewals.
- Do You Need a DOB Permit? NYC Homeowner GuideMost NYC construction needs a DOB permit, but painting, cabinets and fixture swaps don’t. See DOB’s list, license rules and how to check a home’s permits.
- Energy Upgrades and Rebates for NY HomeownersFederal home energy credits ended after 2025. What NY homeowners can still get in 2026: Clean Heat heat pump rebates, state geothermal and solar credits, LL97.
- Flood Insurance in NYC: Zones, Maps and CostsCheck an NYC home’s FEMA flood zone, see when lenders require flood insurance, compare NFIP and private policies, and see how many lots sit in the floodplain.
- Home Maintenance Checklist by SeasonInteractiveA season-by-season home maintenance checklist for NYC houses and apartments: heating prep, detectors, gutters, pipes and the DSNY sidewalk snow deadlines.
- Home Warranty vs Homeowners Insurance: What Each CoversInsurance pays for sudden damage; a home warranty pays to fix systems and appliances that wear out. What each covers, NY rules, and when a warranty is worth it.
- Homeowners Insurance Basics: HO-3, HO-6 and Co-op PoliciesHO-3 policies cover houses; condo and co-op owners buy a unit policy for walls-in, improvements and liability. See what each covers, deductibles and NY rules.
- How to Appeal Your NYC Property AssessmentInteractiveRead your Notice of Property Value, pick a DOF review or a Tax Commission appeal, meet the March deadline for your class, and gather the evidence that wins.
- How to Find Your Deed and Property Records on ACRISFind your NYC deed, mortgage or co-op UCC filing on ACRIS by address, BBL or name, read the document codes, and order certified copies for $4 a page.
- How to Read and Pay Your NYC Property Tax BillRead your NYC property tax bill, know if you pay quarterly or twice a year, hit the July/Oct/Jan/Apr due dates, avoid 6%-16% interest and set up a payment plan.
- J-51 Tax Exemption and Abatement for OwnersHow NYC’s J-51 R tax break works for rentals, co-ops and condos: who qualifies, the 70% abatement cap, the rent stabilization link and the June 2026 deadline.
- Local Law 11 (FISP) Facade Inspections: What Owners Pay ForHow NYC’s Local Law 11 facade program affects co-op and condo owners: who must inspect, Cycle 10 deadlines, Safe/SWARMP/Unsafe ratings, sheds and penalties.
- Local Law 97 for Co-op and Condo OwnersWhat NYC Local Law 97 means for co-op and condo owners: which buildings are covered, the 2024 and 2030 limits, the $268-per-ton penalty and who ends up paying.
- Market Value vs Assessed Value on Your NYC Tax BillWhy NYC market value isn’t your sale price, how co-ops and condos are valued as rentals, how the 6% and 8% caps work, and why taxes can rise when value falls.
- NYC Co-op and Condo Property Tax Abatement ExplainedInteractiveThe NYC co-op/condo abatement cuts a unit's property tax 17.5% to 28.1% if it is the owner's primary home. Who qualifies, the tiers, board filing, expiry.
- NYC Property Tax Classes 1–4: Which One Is Yours?What puts an NYC property in tax Class 1, 2 (including 2a, 2b, 2c), 3 or 4, the caps and rates for each, and why houses and co-ops are taxed so differently.
- NYC Property Tax Explained: How Your Bill Is CalculatedHow NYC turns market value into a tax bill: assessment ratios, caps, exemptions, class tax rates and abatements, with worked examples for a house and a condo.
- NYC Tax Lien Sale: How Homeowners Avoid ItWhich NYC property debts can be sold in the lien sale, the $5,000 three-year threshold for homes, exemptions that keep you off the list and what happens after.
- NYC Water and Sewer Bills for HomeownersHow NYC DEP bills homeowners in 2026-27: water at $5.35 per 100 cubic feet plus sewer at 159%, disputing a high bill, leak relief, assistance and liens.
- Renovating a Co-op or Condo: Alteration Agreements and PermitsRenovating an NYC co-op or condo takes board approval via an alteration agreement, then DOB permits when needed. The steps, rules and costs to expect.
- Renting Out Your NYC Condo: Rules, Taxes and StepsHow to rent out a condo you own in NYC: board lease review, FARE Act fees, deposit and screening-fee caps, short-term rental limits and rental income taxes.
- Senior Citizen Homeowners' Exemption (SCHE) in NYCInteractiveSCHE cuts an NYC home's assessed value 5% to 50% for owners 65+ with combined income of $58,399 or less. See the income table, deadlines and how to apply.
- Special Assessments in Co-ops and Condos: What to ExpectWhy NYC co-op and condo boards levy special assessments, how they are split and paid, who pays one during a sale, and how to spot the next one before you buy.
- STAR Credit vs STAR Exemption in NYCNew NYC homeowners get STAR as a state check, not a bill cut. See Basic and Enhanced STAR income limits, how to register after closing and when to switch.
- Veterans Property Tax Exemption in NYCNYC veterans can cut a home's assessed value 15%, plus 10% for combat and half their VA disability rating, up to caps. Who qualifies and how to apply.
- Which NYC Property Tax Breaks Do You Qualify For?InteractiveAnswer a few questions to see which NYC homeowner tax breaks to check: STAR, Enhanced STAR, SCHE, DHE, veterans, clergy and the co-op/condo abatement.
- Who Fixes the Sidewalk in NYC? Homeowner RulesNYC owners must repair the sidewalk next to their lot. How DOT violations work, the 75-day clock, tree-root damage, liability under §7-210 and dismissals.
- Why NYC Co-op and Condo Taxes Differ So Much From HousesNYC houses pay about 0.7% of DOF market value in property tax; co-op and condo buildings pay 4.7% to 5.1%. Why, using the Department of Finance’s own data.
Landlords
- DHCR Annual Rent Registration for Stabilized UnitsOwners must register every rent-stabilized unit with DHCR each year: April 1 status, filed online by July 31, tenant copies, and a $500 per unit per month fine.
- FARE Act Rules for NYC LandlordsUnder NYC’s FARE Act, if you hire the broker, you pay the broker. What owners and listing agents can’t charge, the fee disclosures required, and the penalties.
- FISP Facade Inspections (Local Law 11) ExplainedNYC buildings taller than six stories need a facade report every five years. Cycle 10 filing windows, what Safe, SWARMP and Unsafe mean, and FISP penalties.
- Good Cause Eviction: Does It Apply to Your Building?InteractiveCheck whether NY’s Good Cause Eviction law covers your NYC rental: small-landlord and owner-occupied exemptions, post-2009 buildings, high-rent cap, notices.
- How to Certify HPD Violation CorrectionsFixed an HPD violation? Certify it by the date on the notice, online via eCertification or on the notarized form. Deadlines by class, audits and penalties.
- How to Clear DOB Violations in NYCClear an NYC DOB violation by fixing the condition, filing proof and paying any penalty. DOB violations vs OATH summonses, cure periods and status checks.
- HPD Alternative Enforcement Program (AEP) ExplainedHow NYC HPD picks 250 distressed buildings a year for AEP, the fees and system replacement orders that follow, and the steps owners take to get discharged.
- HPD Dismissal Requests for Old ViolationsOld HPD violations past their certification date need a Dismissal Request: a $250 to $500 reinspection that can clear them. Fees, steps, documents, options.
- HPD Property Registration: A Landlord’s GuideInteractiveNYC owners of 3+ unit buildings, and of 1–2 family homes they don’t live in, must register with HPD by Sept 1 each year and pay $13. Steps, rules and penalties.
- Landlord Insurance in NYC: Coverage BasicsWhat insurance a small NYC landlord needs: building coverage, liability, umbrella, loss of rents and separate flood insurance, and what each policy leaves out.
- Local Law 152 Gas Piping InspectionsInteractiveWhen your NYC Local Law 152 gas piping inspection is due by community district, which buildings are exempt, who inspects, DOB NOW deadlines, fees and fines.
- Local Law 84 Benchmarking and Energy GradesNYC Local Law 84 benchmarking is due May 1 each year. Which buildings must file, the $500 quarterly fines, and how the A–F energy grade you must post is set.
- Local Law 97 Compliance: Is Your Building Covered?InteractiveDoes Local Law 97 cover your NYC building? Size thresholds, Article 320 vs 321 pathways for rent-regulated housing, the May 1 report and penalty math.
- Nonpayment Cases in NYC Housing CourtThe lawful steps to recover unpaid rent in NYC: the 5-day late notice, 14-day rent demand, petition and service, Right to Counsel, judgment and the marshal.
- NY Rent Increase and Non-Renewal Notice RulesInteractiveHow much notice a New York landlord owes before a rent increase of 5% or more or a non-renewal: 30, 60 or 90 days under RPL 226-c, plus stabilized rules.
- NY Security Deposit Rules for LandlordsInteractiveNY landlords may take one month’s rent as a deposit, must hold it in trust, offer inspections, and return it with an itemized statement within 14 days.
- NYC Bedbug Disclosure and Annual FilingBedbug paperwork NYC landlords owe: the one-year history notice for new tenants, the free December HPD annual report, and posting or handing out the receipt.
- NYC Boiler Inspection RequirementsWhich NYC boilers need a yearly DOB inspection, who can inspect, the 45- and 180-day filing deadlines, small-boiler exemptions, fees, penalties and waivers.
- NYC Elevator Inspection and Testing RulesNYC elevator rules for owners: the yearly periodic inspection and CAT1 test, the 5-year CAT5 test, 14- and 21-day DOB filing deadlines, repairs and fines.
- NYC Fair Chance Housing Law: Screening StepsInteractiveSince Jan 1, 2025, NYC landlords may check criminal history only after a conditional offer, and only recent convictions. Walk through the required steps.
- NYC Fair Housing Rules for LandlordsProtected classes under federal, NY State and NYC law, what you can’t ask or advertise, accommodation requests, and the narrow owner-occupied exemptions.
- NYC Fire Safety Rules for Residential OwnersFire safety rules for NYC apartment owners: self-closing doors, the FDNY Fire Safety Notice, Close the Door signs, detectors, stove knob covers and clear exits.
- NYC Heat and Hot Water Rules for LandlordsNYC owners must keep apartments at 68°F by day and 62°F at night from Oct 1 to May 31, plus 120°F hot water all year. Penalties, fees and heat sensors.
- NYC Indoor Allergen Law (Local Law 55) for OwnersInteractiveWhat Local Law 55 requires of NYC owners: yearly pest and mold inspections, lease notices, pest management, mold work rules by size, turnover and violations.
- NYC Landlord Repair ResponsibilitiesWhich repairs NYC owners must make and how fast: the warranty of habitability, Housing Maintenance Code duties, HPD violation deadlines and access rules.
- NYC Lead Paint Law (Local Law 1): Landlord DutiesInteractiveLocal Law 1 duties for owners of pre-1960 NYC rentals: January notices, yearly checks where a child under 6 lives, turnover work, safe work and 10-year records.
- NYC Lead Paint XRF Testing Deadline (Local Law 31)Local Law 31 required XRF lead testing of every pre-1960 NYC rental unit and common area by Aug 9, 2025. Who must test, how, penalties, and what to do if late.
- NYC Property Tax Classes for Rental OwnersWhy a 4-unit NYC rental is taxed differently from a 2-family: tax classes 1, 2a, 2b, 2c and 2, assessment ratios, caps, your NOPV and how to appeal.
- NYC Smoke and CO Detector Rules for LandlordsWho installs and maintains smoke and CO detectors in NYC rentals: owner and tenant duties, the $25/$50/$75 tenant charge, notices, records and gas detectors.
- NYC Window Guard Rules for LandlordsInteractiveNYC owners of 3+ unit buildings must install approved window guards where a child 10 or under lives or a tenant asks. Notices, exempt windows, specs and fines.
- OATH Hearings: A Guide for NYC Property OwnersGot an OATH summons for your NYC building? Pay, fight it by phone, online, mail or in person, or cure it. Default rules, the 75-day reopen window and appeals.
- Rent-Stabilized Lease Renewals: Owner RulesNYC owners must mail or hand-deliver a renewal offer on DHCR form RTP-8 90 to 150 days before a stabilized lease ends. Deadlines, forms and late-offer rules.
- Rental Income Taxes for Small LandlordsHow rental income is taxed: what counts as rent, Schedule E deductions, 27.5-year depreciation, renting part of your home and the $25,000 loss allowance.
- Source of Income Discrimination: NYC Landlord RulesNYC landlords and brokers must accept Section 8, CityFHEPS, HASA and other vouchers. What you can and cannot ask voucher holders, from NYC Commission guidance.
- Tenant Screening Rules in New YorkInteractiveWhat NY landlords may charge and check when screening tenants: the $20 fee cap, the housing court record ban, credit report notices and NYC-only limits.
- The 2026 Rent Freeze: What Landlords Can ChargeRGB Order #58 sets 0% for 1- and 2-year stabilized leases starting Oct 1, 2026 to Sep 30, 2027. What owners can still charge, and how to fix offers sent early.
Building data
- ACRIS Deeds: Finding Sale Prices and OwnersHow to read an NYC deed in ACRIS: deed types, grantor and grantee, consideration (sale price), why many deeds show $0, and where co-op sale prices appear.
- ACRIS Mortgages, Assignments and SatisfactionsDecode NYC ACRIS mortgage records: MTGE, AGMT and CEMA, assignments, satisfactions and co-op UCC filings, and how to tell if a loan is still open.
- BBL and BIN Explained: NYC Property IDsYour BBL is the 10-digit borough-block-lot number for a NYC tax lot; the BIN is a 7-digit ID for one building. How to find each and which records use which.
- Certificate of Occupancy: How to Read OneInteractiveWhat an NYC certificate of occupancy lists, temporary COs, pre-1938 buildings with no CO, and a decision tree to check a listing against the CO.
- DOB Complaints: How to Read a Building's RecordDecode NYC Department of Buildings complaints: category codes like illegal conversion and no-permit work, disposition codes, and how they become violations.
- DOB Violations Explained for Renters and BuyersWhat NYC Department of Buildings violations mean: type codes like LBLVIO and IMEGNCY, active vs dismissed, how they differ from HPD and ECB, and when to worry.
- ECB/OATH Violations: How to Read the RecordDecode NYC ECB/OATH violations: Class 1-3 severity, hearing status, penalty imposed, balance due and certification, and what unpaid balances mean in a sale.
- How to Check a Building's Heat Complaint HistorySee if a NYC building leaves tenants cold: find heat and hot water complaints, count them per heat season, read HPD outcomes, and compare with nearby buildings.
- How to Check a NYC Building's Bed Bug HistoryFind a NYC building’s bed bug history: the owner’s annual HPD bedbug filing, the receipt you should get, HPD bedbug violations, and the limits of the data.
- How to Find Who Owns an LLC Building in NYCInteractiveTrace the people behind an LLC landlord in NYC with public records: HPD registrations, ACRIS deeds and mortgages, NYS Department of State, DOB and DOF filings.
- How to Read a Building Page on RoofyInteractiveWhat each section of a Roofy NYC building page shows, where the data comes from, how often it updates, and which items to check first before you rent or buy.
- How to Read DOB Permits and Job FilingsDecode NYC DOB job filings: NB, A1, A2, A3 and DOB NOW job types, filing vs permit vs sign-off, and how to tell if an apartment renovation was permitted.
- How to Request Your Apartment’s Rent HistoryGet your NYC apartment’s rent history (RAI) from HCR, then check each year against the rent guidelines with a worked example, status notes and red flags.
- How to Search ACRIS by Address or BBLStep-by-step guide to NYC ACRIS: find a BBL, search by parcel, party name or document type, view and print document images, and handle condo and co-op quirks.
- HPD Complaints vs Violations: How to Read ThemHow a 311 housing complaint becomes an HPD inspection and maybe a violation, what complaint categories and statuses mean, and why most close with no violation.
- HPD Litigation Records: What They RevealWhat HPD Housing Court cases reveal about a NYC landlord: heat cases, comprehensive cases, access warrants, false certification, judgments and harassment.
- HPD violation classes A, B and C explainedWhat NYC HPD Class A, B and C housing violations mean, how long landlords have to fix them, common examples, and what “open” or “NOV sent” status means.
- HPD Violation Status Codes ExplainedWhat HPD violation statuses like NOV Sent Out, Certified On Time, No Access and Not Complied With mean, which ones are still open, and how to read the dates.
- NYC Building Class Codes: What They MeanLook up any NYC Department of Finance building class code, from A1 houses to C4 old-law tenements and D4 co-ops, and why the code matters for taxes and rent.
- NYC Eviction Records: How to Look Up a BuildingLook up evictions at a NYC building with the city marshals’ eviction data: what each field means, what it leaves out, and how to scale counts to building size.
- NYC PLUTO Data Fields ExplainedWhat lot area, building area, units, year built, floors, assessed value and zoning mean in NYC PLUTO data, where each comes from, and how far to trust them.
- Reading a Building’s HPD Registration RecordWho is on an NYC building’s HPD registration: owner, head officer, managing agent and site manager, what an expired registration means, and who to contact.
- Vacate Orders in NYC: What They MeanWhat an HPD or DOB vacate order on a NYC building means: full vs partial, fire and illegal occupancy, reading the record, rescission and relocation help.
- Zoning, FAR and Air Rights on an NYC LotHow to read an NYC zoning district, what floor area ratio (FAR) means, and why “unused development rights” in PLUTO rarely mean a bigger building can go up.
Neighborhoods
- Astoria Renter's Guide: Housing and TransitAstoria's two- and three-family houses, walk-ups and elevator buildings by the numbers, plus subway and ferry options and what to check in a small house.
- Bay Ridge Renter's Guide: Housing and TransitRenting in Bay Ridge, Brooklyn: prewar elevator rentals, co-op sublets, two-family homes, rent-stabilized stock, R train and express bus commutes.
- Bed-Stuy Renter's Guide: Housing and TransitMost Bed-Stuy lots are small row houses. See the housing data, A/C, G, J/M/Z stations, and how to check a brownstone unit is legal before you rent it.
- Bushwick Renter's Guide: Housing and TransitRenting in Bushwick, where most homes are pre-1940 walk-ups and small houses: city permit and tax-lot data, L, M and J trains, and checks for a renovated unit.
- Crown Heights Renter's Guide: Housing and TransitCrown Heights housing by the numbers, the 2, 3, 4, 5, S and A/C stations, and how to tell if a renovated apartment is still rent stabilized in 2026.
- East Village Renter's Guide: Housing and TransitEast Village housing by the numbers: tenements, walk-ups, likely rent-stabilized buildings, subway access, and the heat, gas and lead checks before you rent.
- Financial District Renter's GuideRenting in FiDi: high-rise elevator buildings, office conversions, tax-benefit rent stabilization, subway and ferry access, and what to check before you sign.
- Forest Hills Renter's Guide: Housing and TransitRenting in Forest Hills, Queens: elevator co-ops on Queens Boulevard, Forest Hills Gardens, subway and LIRR access, and what to verify before you sign a lease.
- Greenpoint Renter's Guide: Housing and TransitGreenpoint housing is 1800s row houses and walk-ups plus post-2015 waterfront towers. See the data, G train and ferry access, and what to check in each.
- Harlem Renter's Guide: Housing and TransitRenting in Harlem: prewar walk-ups, elevator buildings, brownstones, NYCHA and HDFC co-ops. City data by district, subway and Metro-North, and what to verify.
- Jackson Heights Renter's GuideRenting in Jackson Heights, Queens: garden co-ops, elevator buildings and two-family homes, 1993 historic district, subway access and checks before you sign.
- Long Island City Renter's Guide: Housing and TransitRenting in Long Island City, where two-thirds of homes were built since 2010: city data on the housing, subway, ferry and LIRR, and checks for a new tower.
- Lower East Side Renter's GuideLower East Side housing explained, from tenement walk-ups to Grand Street co-ops, plus subway lines and the checks to run on an LES tenement apartment.
- Park Slope Renter's Guide: Housing and TransitRenting a Park Slope brownstone or prewar apartment: city data on the historic district and housing stock, subway lines, and checks for small buildings.
- Ridgewood Renter's Guide: Housing and TransitRenting in Ridgewood, Queens: brick tenements and rowhouses, four historic districts, M and L trains, and what to check on heat, alarms, lead and rent history.
- Riverdale Renter's Guide: Housing and TransitRenting in Riverdale, Bronx: high-rise co-ops, prewar buildings and house blocks, plus Metro-North, the 1 train and express buses, and what to check first.
- Sunnyside Renter's Guide: Housing and TransitRenting in Sunnyside, Queens: co-op sublets and board approval, the Sunnyside Gardens historic district, 7 train stations and the housing data behind it.
- Sunset Park Renter's GuideSunset Park, Brooklyn for renters: rowhouses and walk-ups, subway lines, the park, and how to check a basement unit or converted house is legal before you sign.
- Upper East Side Renter's Guide: Housing and TransitWalk-up or doorman building on the Upper East Side? City data on where walk-ups and co-ops are, the Q and Lexington lines, and checks for co-op rentals.
- Upper West Side Renter's Guide: Housing and TransitRenting on the Upper West Side, where half the homes are in co-ops or condos: city housing data, subway lines, parks, and how to rent from an owner safely.
- Washington Heights Renter's GuideWashington Heights is mostly prewar apartment buildings, many likely rent stabilized. See the housing data, A, C and 1 train stations, and what to check first.
- West Village Renter's Guide: Housing and TransitWest Village housing by the numbers: building age, walk-ups vs elevator buildings, historic district coverage, subway lines, and what to check before you rent.
- Williamsburg Renter's Guide: Housing and TransitOld walk-up or new tower in Williamsburg? Housing age and building types from city data, the 2005 rezoning, subway and ferry options, and what to check.
- Windsor Terrace Renter's GuideRenting in Windsor Terrace, Brooklyn: rowhouses and two-family homes between Prospect Park and Green-Wood, F and G trains, and small-landlord rules to check.
Moving
- Certificate of insurance for movers in NYC buildingsWhy NYC co-ops, condos and managed rentals ask for a mover’s certificate of insurance (COI), what additional insured means, and how to get it approved on time.
- Change of address checklist after you moveInteractiveWho to notify when you move in New York: USPS forwarding ($1.25 online), NY DMV within 10 days, voter registration, IRS Form 8822, NYS Tax, banks and more.
- Getting rid of furniture and trash when you move in NYCDSNY rules for furniture, mattresses, fridges and electronics on move-out: no appointments, 6 large items a day, bag mattresses, and legal e-waste options.
- How to hire a licensed mover in New YorkCheck a New York mover’s NYSDOT certificate or USDOT number, compare written estimates, understand liability coverage, and know what you owe at delivery.
- Movers damaged or lost your things: how to file a claimFile a written claim against your mover: released value vs full value protection, deadlines for NY and interstate moves, the evidence to gather, and arbitration.
- Moving company scams: red flags and how to protect yourselfInteractiveSpot a rogue mover before you book: lowball phone quotes, brokers posing as movers, missing license numbers and hostage loads, plus where to complain in NY.
- Moving to NYC from another state: the practical guideMoving to NYC from another state: renting without local history, the 40x rule, swapping your license within 30 days, insuring a car, IDNYC and city income tax.
- NYC moving checklist: 8 weeks to move-in dayInteractiveA week-by-week NYC moving checklist: give notice, vet a licensed mover, book the elevator and COI, start Con Edison, forward mail and get your deposit back.
- Setting up utilities in a new NYC apartmentInteractiveWho supplies electric and gas at your NYC address, how to start or move Con Edison, National Grid or PSEG Long Island service, deposit rules, and internet.
Money
- Behind on Your Mortgage in New York: Where to Get HelpBehind on your NY mortgage? Ask your servicer about forbearance or a modification, call HOPP for free help, and see how the 90-day notice and court steps work.
- Biweekly Mortgage Payments: Do They Save Money?Biweekly payments add up to one extra monthly payment a year, cutting a 30-year loan by 4.5 to 6 years. See the math, fees to avoid, and the free DIY version.
- Budgeting for a Home: The 28/36 Rule and Better WaysThe 28/36 rule caps housing at 28% of gross income and all debt at 36%. Compare it with lender limits, a take-home budget and an NYC payment stress test.
- Capital Gains Tax When You Sell Your HomeInteractiveThe $250,000/$500,000 home-sale exclusion under IRS Pub 523: 2-of-5-year tests, partial exclusions, adjusted basis, New York tax and IT-2663 for nonresidents.
- CEMA Loans in New York: Saving on Mortgage Recording TaxHow a NY CEMA works for refinances and purchases, how much mortgage recording tax it can save, the fees that cut into savings and why co-ops cannot use one.
- Debt-to-Income Ratio: How Lenders and Co-ops Calculate ItHow to calculate front-end and back-end DTI, what counts as debt, Fannie Mae limits of 36%, 45% and 50%, and why NYC co-op boards often want 25% to 30%.
- Deducting Property Taxes: The SALT Cap ExplainedThe 2026 SALT cap is $40,400, reduced above $505,000 of income to a $10,000 floor. How it works for NYC owners, co-op tax shares, and a worked example.
- Divorce and the Family Home in New York: The BasicsHow New York divides the marital home: buyout, sale or deferred sale, removing a spouse from the mortgage, co-op approval, transfer tax and home-sale tax rules.
- Fixed vs Adjustable-Rate Mortgage: Which Is Right for You?InteractiveHow ARMs reset (index, margin, caps), what 7/6 and 5/1/5 mean, a worst-case payment table, and a decision tree to see whether a fixed rate or an ARM fits you.
- Getting a Mortgage When You're Self-EmployedHow lenders count self-employed and 1099 income: two years of returns, Schedule C add-backs, K-1 rules, bank-statement loans, co-op boards and documents.
- HELOC vs Home Equity Loan vs Cash-Out RefinanceInteractiveChoosing a HELOC, home equity loan or cash-out refi starts with one question: is your current mortgage rate below today’s? Compare costs on a $100k example.
- HELOCs Explained: How Home Equity Lines WorkHow a HELOC works: the draw and repayment periods, variable rates tied to an index like prime, fees, how much you can borrow, tax rules and co-op limits.
- How Much to Budget for Home MaintenanceThe 1% rule says save 1% of your home’s value a year for repairs. See why it’s only a heuristic and build a budget from roof, boiler and appliance lifespans.
- How to Improve Your Credit Score Before Applying for a MortgageInteractiveA 3 to 6 month credit plan before you apply for a mortgage: free weekly reports, disputing errors, lowering card balances and what to avoid during underwriting.
- How to Read Your Loan Estimate and Closing DisclosureA section-by-section guide to the Loan Estimate and Closing Disclosure: deadlines, which fees can change, the 3-business-day rule and how to compare two offers.
- How to Save for a Down Payment: A Realistic PlanSet a real savings target (down payment, closing costs and co-op reserves), choose safe places to hold it, use IRA first-home rules and see how long it takes.
- Inheriting a House in New York: What to Do FirstInherited a home in NY? Secure and insure it, keep bills paid, start probate in Surrogate’s Court, use the stepped-up basis, and check the NY estate tax cliff.
- Mortgage Escrow Accounts: Taxes, Insurance and ShortagesWhy your mortgage payment rose when your rate did not: how escrow analysis, the 1/6 cushion, shortages and refunds work, and why NYC co-op loans skip escrow.
- Mortgage Interest Deduction: Who Still BenefitsFederal rules for 2026: the $750,000 debt limit, when itemizing beats the $32,200 standard deduction, co-op interest, HELOCs, PMI and New York State rules.
- Mortgage Points and Rate Buydowns: Are They Worth It?Discount points vs 2-1 buydowns: how to find your break-even month, when paying points loses money, IRS rules for deducting points, and seller-paid limits.
- Mortgage Rate Locks: How Long, What It Costs, Float-DownsHow mortgage rate locks work, how long to lock for an NYC co-op or condo, what extensions cost, how float-downs work and what can break a locked rate.
- Passing Your Home to Heirs in New York: The BasicsHow a NY home passes at death: a will, joint ownership, a revocable trust or a transfer-on-death deed (RPL 424). Plus co-op shares, intestacy and estate tax.
- Pay Off Your Mortgage Early or Invest? How to DecidePrepaying a mortgage earns a sure return equal to its rate; investing may earn more, with risk. Compare after tax, liquidity and penalties, with worked math.
- Private Mortgage Insurance (PMI): Cost and How to Remove ItWhat PMI is, when lenders require it, your federal right to cancel at 80% and automatic removal at 78%, how FHA MIP differs, and a worked removal timeline.
- Real Estate Wire Fraud: How to Protect Your Down PaymentHow closing wire scams work, how to verify wiring instructions before you send a down payment, and what to do in the first hour if you wired money to a scammer.
- Reverse Mortgage Basics: How HECMs WorkHow a HECM reverse mortgage works: age 62+, required counseling, payout options, costs, what makes the loan due, what heirs owe, and NY’s separate co-op rules.
- The True Monthly Cost of Owning a Home in NYCInteractiveThe full monthly bill for an NYC co-op, condo and house: mortgage, maintenance or common charges, property tax, insurance, utilities, repairs and tax savings.
- Using Gift Money for a Down Payment: Rules and Gift LettersWho can give you a down payment under Fannie Mae and FHA rules, what a gift letter must say, how to document the transfer, co-op views and 2026 gift tax rules.
- What Credit Score Do You Need to Buy a Home?FHA allows scores down to 500 (580 for 3.5% down). Fannie Mae manual loans need 620. See how scores set your rate, which models lenders use, and co-op boards.
- When Is Refinancing Worth It? Break-Even MathInteractiveRefinancing pays off once your savings beat your closing costs. Learn the right break-even math, the term-reset trap, and NYC costs like mortgage recording tax.
- Who Pays What at a NYC Closing: Buyer vs SellerOne table of NYC closing costs and who pays each in a co-op, condo, sponsor sale and house sale: what the law requires, what is custom and what is negotiable.