12 Terms You Should Always Discuss Before Signing a Lease

When renting, it’s important not to be fooled into thinking that landlords have all the power. Yes, they have a place to live, and you need a place to live, too, which presumably gives them an advantage. But landlords want reliable, stable tenants who will pay their rent on time and not cause problems. That means potential landlords want you—a mature, reliable tenant—almost as much as you want them.

In other words, you have more leverage than you think, and you should use it to negotiate the terms of your lease before you sign it. Below, I’ve outlined 12 points in most leases that you should try to change in your favor when considering renting. You may not be able to get all (or even some) of these concessions, but it’s always worth trying.

Rent

The most obvious issue to negotiate is the rent. Landlords set the rent based on how much they think they can get for the place, but they may be willing to lower the price if you give them a good reason. Landlords may use the following arguments in your favor:

• Market: Compare rents in the area, including other apartments in the same building. If rents are lower across the board, use that as an argument for lowering your rent.

• Vacant Spaces: If there are a lot of empty apartments in the building, use this to your advantage – the landlord may be more desperate for income than he says.

• Your own value as a tenant. If you have references from previous landlords, excellent credit, and strong connections in the area, you’re the kind of tenant they want, so they may be willing to give you a discount on rent.

• Prepay rent. Offering to pay rent several months in advance means stability and less work for the landlord, and it may be worth the rent reduction.

Security deposit

Security deposits act as insurance for the landlord: if you damage the property or try to avoid paying rent, they can cover their losses by using them. While there are generally laws governing the maximum amount a landlord can charge, how they can be used during the tenancy, and how they will refund the money when you move out, landlords are not required to charge a security deposit at all, and they may charge less. If you have a great rental history full of glowing reviews, ask a potential landlord to reduce the amount of the security deposit or even waive it entirely.

Rental duration

Typically, rental agreements are for 12 months, after which they must be extended or automatically converted to monthly payments. But if you are sure that you want to rent for longer, you can negotiate a longer term – 18 months or even two years. A longer rental period has its advantages:

• A sense of permanence and stability. Since you won’t have to look for a new apartment in a year, you’ll be able to put down roots.

• Reduced Costs: You won’t have to pay for movers or other apartment-hunting expenses, such as registration fees, if the rent suddenly goes up.

• Stable (lower?) rent. A longer lease can lock in your current rent, avoiding automatic annual increases. You could even argue that by saving your landlord the trouble of finding a new tenant next year, you’re better off getting a rent break now.

Household appliances

Apartments usually come with basic appliances like a refrigerator and stove, but may also include dishwashers, washing machines, and other appliances. If the appliances in the apartment are a bit outdated, you may be able to ask the landlord to replace them. If you have your own (possibly better) appliances, you may be able to negotiate to have them removed for the duration of your tenancy.

This can also be part of your overall rent negotiations. If the landlord is asking for a rent that is barely above market value, pointing out that the appliances are old and likely to be poorly maintained can lead to either a rent reduction or new ones being installed. Either way, it’s a win.

Modernizations and repairs

If you notice any broken, worn out, or repairable items in your apartment, you can mention them when negotiating your lease. Each broken item or appliance can be a reason to lower your rent, thus encouraging your landlord to agree to replace or repair it. Worn carpets, shabby paint, and other aesthetic elements in your apartment can lower its overall value, which also justifies a rent reduction.

You can also negotiate how much of the changes you can make yourself . A classic option is to negotiate a small discount on your rent or security deposit in exchange for painting the entire apartment. Free work benefits the landlord, but you also get a clean, fresh space to call your own. You can also negotiate permission to replace things like cabinet knobs, door hardware, and window treatments that might otherwise cause trouble.

And when it comes to upgrading, how about upgrading the entire apartment? If the building or complex has larger, more recently renovated, or better located apartments, negotiating a lease extension is a great opportunity to get one of them. If rents are rising, see if you can upgrade to a better-maintained or better-located apartment—going from a view of a busy street to a view of a quiet back garden can go a long way toward softening the rent increase.

Cleaning obligations

It is generally assumed that you are responsible for cleaning your apartment . But you can ask your landlord to pay for it, and it may be in his or her best interest to do so. You will probably never do a good job of cleaning as well as a professional, and having a professional come in regularly will help keep your apartment in tip-top condition. It wouldn’t hurt to mention this when you argue about your lease.

Parking

Is there a parking fee? Find out if you can get a discount, a free space, or an extra space at a reduced price (or for free). Parking is a valuable asset, but sometimes apartment buildings have more spaces than the residents need, so getting parking may be easier than you think.

Facilities

Landlords often list amenities that are included in the price of an apartment to attract potential renters. On-site gyms, Wi-Fi throughout the property, swimming pools, party rooms, rooftop terraces—the list of amenities can be quite impressive. And they’re expensive, since many apartments charge a monthly fee for these amenities. It may be worth your time to try to get these fees waived or reduced, or to add amenities typically reserved for higher rents to your lease. If a landlord is having trouble filling apartments, this concession is often easy to make, since they’re already providing these amenities whether you pay for them or not.

Help with moving

Also in the “it’s okay to ask” category is moving help—someone to help you move your things from your car or truck into your apartment. If your landlord has staff to handle maintenance and other tasks, or is connected to a company that cleans out abandoned apartments, they may offer you a few hours of free labor in exchange for signing a lease. This can make moving a lot less stressful.

Pets

Pets and landlords can be a tricky bedfellow: Landlords often have nightmares about ruined carpets and floors, damaged walls, and noise. But landlords can also make exceptions to their own rules if they want. So if you have a pet and your ideal apartment doesn’t allow one, it’s often worth trying to negotiate. If they resist, you can offer concessions, such as a higher rent or deposit, or negotiate to protect the floors and reduce noise with rugs.

Public utilities

One way to lower your rent is to try to include utilities in your monthly payment or reduce any fees included in your rent, especially if you can argue that your electricity, water, and gas usage is below average. For example, if most of the tenants in your other apartments work from home and you still go to the office, you can argue that your energy usage is significantly lower.

Storage

If you’re moving to a smaller apartment, fitting it all in can be a real challenge . Even if your apartment has a basement closet, you may have to pay for off-site storage. When negotiating your lease, see if you can get a larger or second space for free (or at a discount). Even if you have to pay a little extra, at least you won’t have to drive across town every time you change your wardrobe.

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