The questions are endless and the answers can be complicated. Here, OCHO will attempt to present the most common questions, provide the feedback students can expect from OCHO and the direction to further resources. The feedback can seem vague, and it some cases it is. OCHO cannot provide legal advice, but can provide you with knowledge about legal resources available to you. It is in your interest to become familiar with those resources.
Does Cornell University have a rating system for landlords?
Our website is a tool for getting information to students. We educate people about the leasing process, and we are available for consult if necessary. It is much easier to help students avoid problems than it is to assist them after problems arise. Our website is intended to be a vehicle for sharing information and educating the Cornell Community on a wide variety of Off-Campus Housing issues.
The Off Campus Housing Office is very careful not to implicate any landlord/property manager. We do not publish information (negative or positive) about landlord complaints/problems or “black list” a landlord.
When should I start looking for housing?
You can begin your search anytime; however if you hope to live into an area that is in high demand, you should start inquiring soon. Some areas will start renting 8 months before the lease term begins. However, if you are not interested in an area of high demand find comfort in knowing there are always options.
How much time should I allow for a housing search?
Start your search as soon as you know you will need off-campus housing. Finding housing can take anywhere from six to eight weeks. Also, the more time you allow for the search the better informed you will be on rents, location, and accessibility.
Can you recommend properties to rent or landlords to rent from?
OCHO can not recommend properties or landlords. The Off Campus Housing Office serves students in many capacities; providing an online searchable database and one-on-one assistance with the leasing process, in addition to publishing information about the leasing process from leasing basics to how to search for a place from half-way around the world. However, OCHO staff cannot guarantee housing or the quality of housing and the University is also not liable for any misrepresentation between the landlord and the student. If at any point, a student has questions or concerns about the lease or property our office is available to answer questions and suggest resources.
When should I sign a lease?
Do not feel compelled to sign a lease once you see a property. Make sure you look at a few properties, so you can have an idea of a good value for your money. If a landlord is pushy then you may want to reconsider renting from them. Further, avoid committing to an agreement prior to visiting the living space.
What do I need to know about my security deposit?
Beware of sending a security deposit to a landlord prior to signing a lease agreement. When a deposit is sent it is considered an intended agreement and the deposit is held by the landlord, even if you decide to live elsewhere and you never signed a lease.
The deposit is considered property of the tenant until the tenant vacates the property and/or fulfills the terms of the lease. There are very few laws about the details regarding security deposit requirements. However, the laws do define how the money can be “held”, the timeline for return of the deposit, and about deductions from the deposit. Deductions can be hefty. It is recommended the tenant requests information about the nature/cost of deductions before signing the lease. And, of course, carefully do a thorough walk-through of the apartment to document the apartment’s condition upon your move-in date.
See the Off Campus Housing Office checklist for more information about walk-throughs.
Does my security deposit collect interest?
It depends on the number of units in the building you live in. In any case, the interest does not amount to much. However, the money should not be co-mingled with the landlord’s personal accounts. The deposit is the property of the tenant, being held in trust by the landlord.
What do I do if my landlord deducts money from my security deposit that I think is unfair?
The Office of the New York State Attorney General offers, as an alternative to filing a lawsuit, a mediation service to assist tenants in recovering rent, security deposits, and interest. Please click here to download a rent security deposit complaint form.
Is there anything special I should know about getting a group house?
Group houses are common. Residents within a group may cycle out of the property. This means that the original signers of the lease may not live at the property anymore and may have subleted their room to another resident. Be careful of this because landlords can seek back rent from those on the original lease.
Should I ask the landlord for an official inspection of the apartment before I move in?
When you sign your lease you can ask for a final walkthrough and documentation of the property upon your move-in, before you take possession of the property. Also, you can require remediation timelines and procedures be included in the lease, so any problems will have to be taken care of within a pre-agreed upon timeline.
Another option is to document (and both parties sign!) a walk-through inspection. Simply make note of problems and have both the landlord and prospective tenants sign the document. Anything broken or not in working order should be written down so that you don’t get charged for it later.
ALWAYS, take photos of your apartment upon moving in. Make sure that dates are printed on the photos. This will prove to be an invaluable tool when moving out so that there are no questions regarding the condition of the apartment when you moved in.
If something needs to be fixed when I move in, what should I do?
First of all, before signing the lease, be sure there is a provision in the lease to allow for the tenant to do a final walk-through on move-in day and make a detailed list of anything that needs to be repaired and give it to the landlord. It should be signed and dated by the landlord. It’s a good idea to also include a date when the repair should be made.
Can my landlord enter my apartment, or let repairmen in, when I’m not there?
To repair the property a landlord may enter at any time if it is an emergency. Otherwise the landlord should give reasonable notice. Reasonable notice is considered to be 24 hours. The tenant can ask for this to be defined in the lease. In addition to defining what reasonable notice is the lease can define what is considered an attempt to notice (ie. Phone message, email, posted note, all of the “above”).
Can I, as a tenant, be cited for violating housing codes?
Tenants can be issued housing violation notices for unsanitary conditions. Tenants have a responsibility to maintain and clean the property, to use all the electrical, gas, plumbing, and heating equipment properly. Landlords have the right to ask for inspections of a property if they think it is not being maintained properly. That said… tenants have the right to ask for inspections of a property if they think it is not being maintained properly.
Does the landlord have an obligation to heat an apartment?
If the heat in your unit is not under your control, the landlord must keep your apartment at a minimum temperature. See NYS Attorney General’s website Tenant’s Rights Guide for details.
Whom do I call if I disagree with my landlord?
First, you should always communicate with your landlord. Keep copies of all correspondence for future reference. If you notify the landlord of a problem that is not resolved you can come to our office. It may be appropriate to put a complaint in our files.
If you have a dispute with a landlord you cannot resolve you can file an official complaint. Make sure you have as much information as possible about the property and landlord. Mediation is an effective way to resolve issues with your landlord. Community Dispute Resolution Center (CDRD) is a local mediation organization that can help – for more information visit www.cdrc.org.
If your complaint is regarding the condition of the building you may want to contact the City of Ithaca Building Department to file a complaint. For more information please visit www.cityofithaca.org.
Landlords cannot take retaliatory action against tenants who complain about housing violations.
What can I be evicted for and what is the process?
A landlord may not evict you without prior written notice. If a landlord wants to evict you for violating your tenancy agreement, it must a violation of a specific lease provision. The Attorney General’s Tenant’s Rights Guide explains this in detail.
