When I first moved to New York, I heard all the cliches about New York apartments. They can be small, dark, dingy, etc. And they had no amenities at all. No air conditioning, no garbage disposal, and absolutely no dishwasher.
Fast forward a decade or so. Landlords now have plenty of very inexpensive options when it comes to two amenities: air conditioners and dishwashers. And, I have to wonder if it's not time that all landlords realized how easy it is to upgrade all units if possible to include those two amenities.
Permanently plumbed dishwashers come in sizes as narrow as 18", which is appropriate for a studio or 1 bedroom apartment. Permanently installed dishwashers are the lowest maintenance option (as opposed to countertop or portable dishwashers) because the hose and drain connections do not have to be touched by the tenants, thus cutting down the possibilities for leaks. Basic models are
very affordable . Installation may require the removal of the current counter top and cabinet base, but the look is far more modern, and tenants who would have objected to a lack of cabinet space in general will be less likely when they realize they are giving it up for an amenity. Overall, landlords looking to add a sense of the upscale to their apartments can accomplish it fairly cheaply.
Air conditioning is another amenity I would love to see included. Tenants expect to be running in the summer.
Window units are very affordable and much appreciated in each bedroom and living room if possible. Have them installed securely with brackets and good insulation by a super - in the top of the window frame if possible - so tenants will not be tempted to remove them. Landlords who don't want A/C units hanging out of windows can consider
Floor A/C units, which are more expensive but completely interior. The ultimate is installation of
Mr Slim ductless A/C units. Though it is more expensive, the unit lasts much longer, and energy efficiency rebates are available for many of the models.
When I was in college, I sublet a room for a summer share with two other female roommates. Fresh out of the dorms, I was amazed to find out this apartment had a rare commodity - a portable dishwasher. My new prospective roommate said the three girls had each agreed to pay an extra $10 a month - total $30 a month - for a dishwasher. The landlord had agreed and provided a roller-type dishwasher that fit in a corner when not in use but had to be positioned in front of and hooked up to the kitchen sink to operate. The landlord spent $300 on this, made it back in 10 months, and had an amenity that she could tout to future tenants for the next 5-8 years. If she had installed it under the counter, it could have lasted longer. So in the long run, dishwashers pay for themselves.
Certainly there are still many "budget" New York apartments out there, but as
the high end gets pushed higher, little traces of luxury in less expensive apartments will raise the bar. Universal dishwashers and A/C are a great place to start. These are the sort of amenity that is still rare enough to be highlighted in the pay-by-the-line newspaper ads, and apartments equipped with these small concessions to modernity will rent faster and for more.
