Q: What hidden costs should I expect when renting in New York City—broker fee, utilities, deposits?
Posted by u/RentReadyNY • 1 hour ago
I just toured a one‑bed in Brooklyn and the agent mentioned an “amenity fee” and “water surcharge” on top of rent.
What other hidden fees should I budget for before I sign the lease, and how can I avoid surprises at move‑in?
Top Answer by Estay
Estay Housing Consultant | Tracked 4,000 NYC lease ledgers to spot every dime of extra cost
Below is the expanded checklist most newcomers miss—plus why Estay charges no broker fee on any listing we host:
Step 1 – Broker & Application Charges
A traditional broker fee equals 12–15 % of annual rent—roughly 1.5 months up front. Application fees are legally capped at $20, but co‑applicants and guarantors pay separately. Estay’s direct‑to‑owner model eliminates the broker premium entirely.
Step 2 – Security Deposit & Key Fobs
Most landlords take one month’s rent as a deposit; some luxury towers require an extra $500 refundable elevator or key‑fob deposit. Ask whether SmartAccess cards cost extra—replacements can run $75 each.
Step 3 – Utilities & Building Surcharges
Electricity (Con Ed) averages $65–$90 for a studio in winter and spikes with A/C. Gas for cooking or heat can add $30. Many new developments bill back water and trash at $40–$60 monthly. Watch for seasonal “AC riser” fees and mandatory internet packages bundled into rent.
Step 4 – Amenity & Move‑In Fees
Gyms, rooftops, and package rooms sound free in ads but cost $50–$125 per month, or a one‑time $500 activation. Freight‑elevator reservations for move‑in: $250–$400 non‑refundable, plus certificate of insurance from movers.
Step 5 – Pets, Insurance, and Miscellaneous
Dogs under 50 lbs often incur $500 one‑time plus $50 monthly pet fees. Mandatory renters‑insurance averages $180 per year. Expect $25 window‑guard charges for units with kids, and $10–$15 recycling bins in some co‑ops.
Step 6 – How to Cut or Waive Costs
• Negotiate free amenities for the first year in winter leasing season.
• Ask management to amortize move‑in fees over 3 months.
• Provide your own liability insurance proof to skip building’s marked‑up policy.
• Leverage Estay’s preferred vendor list for discounted utility hookups.
Step 7 – Budget Reality Check
Total extras land between 8 % and 15 % of advertised rent in year 1. Build a spreadsheet with line items and live numbers; Estay’s rental calculator auto‑pulls utility estimates from Con Ed’s latest tariffs.
✨ Quick Summary
• Broker fee (0 % with Estay), app fee $20 per adult.
• Deposit + elevator/key deposits.
• Utilities, amenity dues, freight‑elevator charges.
• Pets, insurance, seasonal surcharges.
• Map every line to know your total move‑in cost before signing.
Nail these numbers now and your first rent day won’t bring sticker shock.
Bonus Tip: Many buildings drop amenity fees if you sign a 24‑month lease—ask before accepting the sticker price.
Pro Tip: If utilities are set up in‑house, request last year’s statements to prove averages rather than relying on verbal estimates.
Updated weekly • Reflects 2025 NYC cost data