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Best Rental Search Practices for Residents in DC 2023

Whether you’re new to DC, looking for your first rental ever, or it’s been a while since you were on the market, this article is for you. DC’s rental market is busy, competitive, and has a ton of variety. We’ll go over how to search for a rental property, questions to ask at property showings, what to know about DC housing providers, and how to spot rental scams. There’s a lot to keep in mind, and we hope this answers some of your questions!

Two people talking to an agent at a property showing.


What are the best websites to use in your rental search?

There are a ton of rental search websites out there, and you could use them all, but you wouldn’t actually be casting a wider net. These days, Zillow is the #1 rental search site and you’ll rarely find an apartment that isn’t listed there. Because Zillow is so widely used, rental agencies miss out on leads if they don’t utilize it. 

The caveat: Zillow is expensive for housing providers to list on; it’s no longer a free service. So, you may find smaller companies or individual landlords that don’t use Zillow, and instead focus on free sites like Zumper, HotPads, or even Craigslist (we know, that feels outdated, but Craigslist is actually still a thing in DC, especially for roomates). 

Pro Tip: Do you have your heart set on a particular neighborhood or even, a specific building? Take a walk! You may see signs about apartments for rent that haven’t yet made it online, and they may have cell numbers if it’s a private owner. For apartment buildings (NOT condos) the apartment manager can probably tell you if there’s an upcoming vacancy that hasn’t been listed yet, so you might be able to beat the crowd! 

Realtor holding a phone and folder while outside.



Should you hire a realtor?

This isn’t NYC. You don’t need a broker to guide you through the battlefield of highly competitive apartment listings (thank goodness!). In fact, we’d actually posit that you’re more likely to find your dream rental on your own, because no one is a better advocate during your housing search than YOU. While realtors may have access to listings before they go public, they also have competing priorities AKA buying + selling, that may distract them from being the best partner in your rental search. 

But, if you’re new to DC and have no idea where to start or you’re starting a new job and simply don’t have the time, paying for a realtor’s relocation services may be the best option for you. They can act as a guide, provide expert suggestions, and book showings for you. In fact, if your realtor really understands your needs, you may even trust them to see spaces on your behalf. That’s a time-saver! You can expect to pay one month’s rent for this service (which means 1 month’s rent + security deposit + realtor fee = 3 month’s of rent that you owe up front). 

However, if you love browsing listings, can dedicate an hour or so a day to searching, and don’t mind scheduling showings and viewing properties until you find the ONE, we recommend handling the search yourself. You have access to nearly every listing that a realtor would (this isn’t true for sales, FYI, but does apply here) and apps like Zillow make it easy to save search parameters and your favorite listings, so you can jump in where you left off.

Pro Tip: Now, here’s where you may need some outside help, whether that’s a realtor, a friend whose familiar with DC, or simply the r/washingtondc Reddit page:

 

Do I need to see this space in person?

Our recommendation: 100% yes. But, with the rise of virtual tours and so many folks who are apartment hunting from a distance, you may want another solution. The second best option is, check out a virtual tour but get someone you know who's local to visit the space for you and report back. On a virtual tour, make sure to ask questions, and don’t be afraid to ask for a zoomed-in look at something. If you can have a friend go see the space in-person to provide a second opinion, they may catch something you missed. Just make sure you trust the person you send on your behalf and that they have an attention to detail! 

A furnished bedroom; bed in front of a large window with sun streaming through.

The questions you HAVE to ask at every rental showing

#1: What turnover work do you anticipate?

Chances are, the unit you’re viewing isn’t move-in ready. Even if larger work- like painting and repairs- are complete, the unit may not be cleaned until right before you move in. The showing, before you apply and especially before you sign a lease, is the time to be critical. Ask specific questions about the work that was done after the last tenants moved out and if anything additional is anticipated. You might find out that an appliance has to be replaced and that timeline overlaps with your move-in date. Or you could extricate the news that the homeowner has no plans to fix a broken window. If anything you learn is a deal-breaker, it’s time to move on, or negotiate the price. 

#2: What maintenance fees am I responsible for as a tenant?

Common maintenance items you might be responsible for as a tenant include: air filters, pest control, lock-outs, drain clogs, landscaping, lightbulbs, and any work that arises due to your own negligence of the property. If you’re considering a basement unit, you may not want to agree to cover any and all pest control needs, for example. Ask for the schedule of fees and find out if there’s anything out of the ordinary that the housing provider requires their tenants to cover.

#3: Do you report my rental payments?

Rental payment reporting is a beautiful thing for tenants who pay their rent on time. It means that every time you pay, that information is sent to the credit bureaus. This is a great way for tenants to build credit history and increase their score, and it’s a true asset for folks who have faced financial difficulties in the past but are responsible tenants who want to see a positive credit score change. On the other hand, if you anticipate challenges with paying your rent on time, rent reporting is something you should avoid, as it will slowly hurt your credit over time if you don’t keep up with payments.

Pro Tip: If you’re facing a short-term financial challenge, let your housing provider know. They may be able to turn off rental payment reporting temporarily, extend your payment due date, or even help you secure rental assistance. Communication is key!

#4: Can you tell me anything about noise?

A housing provider can’t tell you who your neighbors will be or what to expect when you move in. It’s simply against fair housing to disclose that kind of information. What you can ask, is if there’s a history of complaints and if the past tenants reported any issues with noise. Maybe they had an upstairs neighbor who threw loud parties every weekend, or maybe the windows let in a lot of street noise. If they reported it, you should be able to find out. Keep in mind: neighbors change, endless DC construction happens, and you may be dealing with a whole different building environment by the time you occupy the space. But it’s good to know about poorly insulated walls and ceilings ahead of time, so you can opt-out or plan a solution that works for you.

Pro Tip: A professional housing provider won’t shy away from these questions, but you may have competition. If you slow down the application process with a barrage of questions, someone more low-maintenance (or less informed) than you may have already been offered a lease. Stick to your deal-breakers.

The exterior facade of a condominium.

 

Who’s managing the rental, and why does that matter?

Private housing providers (FKA landlords)

About 40% of rentals in DC are privately owned, so you’re likely to end up working with an individual owner vs a company. Some private owners “self-manage” and handle every aspect of of the rental unit themselves. Others hire property managers to act as the go-between (see next paragraph) so that the owner can take a hands-off approach. 

There are pros and cons to working with a private owner who self-manages. They might be more likely to agree to let you make strong (read: permanent) design changes to the spaces, to empathize with you and give you a break on rental increases, or to be immediately responsive to maintenance issues if they still live locally. If you find a housing provider like that, don’t let them get away! A mutually respectful rental relationship where each party values the other and can extend grace during challenging times is, unfortunately, a rarity.

And that’s where we get to the cons, because there are private housing providers (read: slumlords) who think they aren’t beholden to the laws and that with no property manager looking over their shoulder, they can get away with anything. Or, they may have the best of intentions, but their property is aging, and they let it slide into neglect because no one but you is holding them accountable, and they don’t have money in the bank to make capital improvements. That’s awkward for everyone involved.

As hard as it is for housing providers to judge a prospective tenant’s character based on an application (and reminder, character is not something you can judge an application on per fair housing laws), it’s equally hard for you, as a renter, to discern what kind of owner you’re getting into business with. And that leads us to…

 

Property Management Companies

Property management companies (or PMCs) are hired by individual owners + investors to manage their properties and safeguard their investments. Hopefully, they’re also being hired with the intention of providing a better rental experience for their tenants. One great thing about working with a PMC? You can look them up. Unless they’re brand new, online reviews, articles, or news should give you a decent picture of the type of service they deliver. Keeping in mind, of course, that folks are more likely to write negative reviews than positive ones. Even so, it will probably become obvious if there are PMCs you want to avoid entirely vs ones that appear to make an effort.

There’s something else to keep in mind when it comes to PMCs. Even the best-intentioned property manager is still working for the owner of the property and is required to carry out that person’s directions. While PMCs are versed in DC tenant laws and advise owners, they are almost always not the decision-makers. So, you could still end up in a unit where the owner tries to jack up the rent every year or slows down routine maintenance work. It’s the property manager’s job to navigate that, ensure legal compliance, and communicate with you. 

Pro Tip: Before renting a unit managed by a PMC, ask the property manager specifics about how the owner had them run things with the last set of tenants. Were they quick to approve maintenance requests? Did they have nosy neighbors reporting back to them? What were the past rent increases like? It never hurts to ask.


Apartment Companies

Apartment buildings, unlike individually owned condo units, are owned by one entity or corporation. That entity may subcontract out the management or have on-site staff that works directly for the corporation. When you rent in an apartment building, you’re a small part of a large financial puzzle overseen by a company instead of a person. You can see how that might lead to a less stellar rental experience, because it’s more likely that every tenant in the building will be treated exactly the same e.g. 10% rent increases every year, no exceptions. 

We don’t mean to say renting an apartment is a bad idea. Apartments can come with fantastic amenities and on-site staff that are fabulous and make you feel at home whenever you walk through the door. But it’s another case where reading reviews ahead of time is a must, and you should set your expectations accordingly.

 

Two people looking confused at a computer.



What common rental scams should you be aware of in DC?

#1: The listing is too good to be true

Were you drawn in by a price lower than anything else you’ve seen on the market? Tame your excitement. While good deals can be had, a two-bedroom condo in Dupont Circle for $1600 just isn’t real, unfortunately. Scam listings usually raise red flags, making them easy to spot if you’ve got a level head on. Whether they are poorly written, super short, or only have a couple photos, trust your gut that the listing is probably too good to be true. 

 

#2: Copycat listings

These are common and can be very confusing. Oftentimes, a scammer will lift text and photos from a reputable listing and make their own. They may advertise with a lower price to draw you in and because everything else looks professional, you reach out. It’s smart to double-check listing information by searching the full address online. What else comes up? Is there an official listing on a PMCs website? Reach out to them, instead.

 

#3: The homeowner asks for money before you sign the lease

This is a huge red flag! Aside from an application fee, you are not required in DC to pay a security deposit or make any rental payments before a lease is provided to you. In most cases, you will wait until you have a countersigned lease before paying your security deposit. Anyone who asks you to pay them to “hold” an apartment is scamming you. Simply put: never make a payment until you have a signed contract!

A bright living room with skylight and patio.

Clearly, there’s a lot to keep in mind when you’re searching for a new rental in DC! It’s important to pay attention to detail, ask lots of questions, and always advocate for yourself during your rental property search. If you follow our guide, you’ll set your unique journey to your new home up for success. 

Do you have any questions about best practices for rental searches that we didn’t answer? Have a crazy rental search story that you want to share? Comment below or email us at [email protected]. Looking for a rental? Visit nest-dc.com and check out our listings

At Flock, we believe that happy homes make for happy residents, who cultivate strong, local communities that sustain our city, DC. If you’re on the market for a new rental, or you’re looking for tenants, you might be interested in our post on ‘Best Practices for Tenant Screening in DC.”

 

 

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