Student organization Badger Supports hosted a panel including four students and a University of Wisconsin-Madison Off-Campus Housing Services representative on Oct. 8, discussing how to navigate housing for the next year and covering budgeting, leases, roommates, timelines and common pitfalls.
At the panel, Badger Supports warned students against listening to predatory advertising and rushing to sign leases before weighing their options, telling them to consider factors like cost, location and utilities.
“I understand the pressure of wanting to sign somewhere and just be over with it because I feel like a lot of [people at] this time [of] year feel that way,” Lauren Karas, a student on the panel, said. “But really think about your options. There's enough housing for everyone.”
Thursday’s panel was one of several: Badger Supports hosted a previous panel on Sept. 28 and will be doing additional panels on Oct. 13 and Nov. 10.
The panel recommended looking for off-campus housing early, encouraging first-year students to have housing figured out before leaving their dorms in May.
“The biggest pressure felt in housing is on freshmen [who are] going to be first-time renters,” Erin Warner, the assistant director of Off-Campus Housing Services, said at the panel. “You've never rented before, you don't have a lease right now and you're new to the process, so [property management companies] can really put the pressure on because you don't know the market enough to know that you can take a deep breath.”
Warner said property management companies are constantly sending emails to students, adding to their stress.
“You're seeing them send these emails like, ‘50% leased!’ and you're thinking, ‘Oh, my gosh.’ Well, that's because people renewed their leases,” she said. “So, yeah, the building's 50% full, maybe, but also that's 50% less people you're competing in the market with.”
According to the panel, one pitfall is signing a lease before confirming all roommates, which can leave room for people to back out of agreements.
There is also the issue of scams: some listings are fake or misleading, according to the presentation.
Badger Supports encouraged students to tour the actual unit before sending any money to a property management company. At the unit, you can observe its issues, such as cracked ceilings, noise levels or faucets that don’t work. If the current tenants are there, you can also ask them questions about their living experience.
Throughout the process of renting an apartment, it is important to document everything, panelists said. Keep communication with property managers in writing and take photos at move-in and move-out. The property manager cannot force you to pay for damage that was already there at move-in or withhold your security deposit for that reason.
Finding the right housing
The presentation recommended walking around desired areas and collecting landlords’ phone numbers and emails — not all landlords list online.
For online listings, they recommended UW Off-Campus Housing, the Tenant Resource Center and the Off-Campus Housing Marketplace which has sections for finding roommates and subleases for verified students.
Location and cost are major factors students should consider when looking for housing, according to the panel.
When considering cost, there are many things that people look over. Living spaces closer to campus tend to be more expensive, according to the panel. Additionally, utilities like gas, electric, water and internet can be separate payments depending on the unit.
Badger Supports recommended looking at data from local energy providers like Madison Gas and Electric (MGE) and Alliant Energy. MGE’s website allows students to estimate their energy costs.
Other things people look over include maintenance — what the renter is responsible for, what the property manager will take care of and how to report issues — in addition to whether the space rented is furnished and if it has parking.
The Student Financial Aid Office can meet one-on-one with students or communicate by email to budget housing. It is important to note that financial aid covers nine months while most leases are 12 months, according to the panel.
In terms of location, the panel emphasized looking at the grocery stores surrounding the residence.
“The grocery store thing is huge,” Karas said. “Trader Joe's doesn't have everything that you might want, and Target doesn't have everything you might want, so consider what you can live without or what you really want.”
Re-signing a lease
Rental renewals can also be a cause of stress due to an increase in the price of rent.
“When you're presented with your renewal lease, you are almost 100% certain you're going to have a rent increase,” Warner said, adding this is due to increases in property taxes and insurance on the building that landlords have to cover.
Karas also brought up dynamic pricing: when landlords change the price of units depending on how full they are or how quickly renters sign. She advised asking the property manager if dynamic pricing is used before signing.
“I live at Chapter… and I've [not had] the greatest experience,” Karas said. “When I re-leased at my apartment, they said, ‘This is the lowest rate you're going to get’... if it keeps going up and you're not comfortable paying that, don't buy into the fearmongering, because it's just it's not worth it.”
Living in the residence halls
“If you are interested in returning to the residence halls, follow that process through,” Warner said. “It is definitely not a guarantee.”
Students returning to the dorms get to select their residence hall and room before incoming freshmen. They must submit a letter of intent between Oct. 20 and 26 to enter the lottery for receiving a room.
“You’ll get emails with how to apply and you will find out right around Halloween if you're able to return to the residence halls or not,” Warner said.
