How to sublet your NYC apartment + Spacious family-sized rental deals in luxury condo buildings

By Cait Etherington | From Get To Know Wednesday, August 21, 2024

Images from various condo buildings with units available for rent

A condominium unit within a residential building is individually owned, with management typically overseen by condo boards or homeowners associations (HOAs). These organizations enforce rules designed to maintain property values and enhance community well-being, making condos an appealing option for many buyers. In New York City, condo owners often have the flexibility to rent out their units, either managing the process themselves or hiring a property management company. Whether you’re temporarily away and not ready to sell, purchased the unit as an investment, or need financial support to cover your primary residence’s mortgage, renting out your condo can be a smart move. However, it's crucial to carefully weigh both the benefits and potential challenges before deciding to lease your property.

Whether spending the summer in the Hamptons or taking a temporary job in another part of the country, many New Yorkers find themselves leaving the city for a period and choosing to rent out their apartments. It’s important to remember that you’re still responsible for monthly payments during this time, making subletting an attractive option. Before listing your apartment for rent, be sure to familiarize yourself with the legalities and logistics to ensure a smooth and successful rental experience.

The legality of sublets

If you’re leaving town and looking to sublet for fewer than 30 days, we’re sorry to say that you may be out of luck: New York State and City laws prohibit this venture. Platforms like Airbnb remain legal in New York City, but such units must be registered with New York’s Short-Term Rental Registration Portal as per Local Law 18.

If you are going to be away for a month or longer, the city and state allow you to sublet your apartment. However, what your building allows you to do is a different matter.

Co-op owners

For co-op owners, the answer depends on the board. Some boards may outright prohibit sublets, or not allow them to take place until the owner has lived in the building for a certain amount of time. Still others allow subletting from day one, but may insist on approving subletters almost as strenuously as they do the main shareholder.

Condo owners

Condo owners have more leeway with subletting than their co-op counterparts, but that does not mean they get total carte blanche. Some condo boards will simply want to be informed of your plans, while others might want to meet candidates and have the authority to accept or deny them.

Renters

If you’re a renter, the situation is a bit more complicated. The NYC Rent Guidelines Board says that most renters are “entitled to request permission to sublet from the owner, and the owner may not unreasonably refuse such permission.” However, the guidelines further state that the renter must “inform the owner by certified mail, return receipt requested, no less than 30 days prior to the proposed subletting.” Moreover, the request must contain a) the term of the sublease; b) the name of the proposed sublessee; c) the business and permanent home address of the proposed sublessee; d) the reason for the sublet request; e) your address for the term of the sublease; f) written consent from any co-tenant or guarantor on the lease; and g) a copy of the proposed sublease (along with a copy of your lease, if available) acknowledged by the tenant and subtenant as a true copy of the sublease.

During the 30-day notice period, landlords may request additional information or documentation regarding your sub-tenant. If 30 days pass and the landlord does not say anything, you can legally assume they have granted approval by default and can move forward. You can also proceed if the owner “unreasonably withholds consent to sublet,” though this may prove more trouble than it’s worth.

The logistics of sublets

Once permission has been granted, the first thing to do is to determine how much you can charge. Some owners charge a “sublet allowance” (usually 10% of your rent), and you are permitted to pass this fee along to your subletter. If you are planning to leave the apartment furnished while you are away, you can add a 10% premium. But beyond these fees, you cannot legally charge more for your unit than you are paying.

Once you’ve found a subtenant for the price you’re charging, the next step is to sign a sublease agreement. This must contain the timeline, the reason for the sublet, the rent, the security deposit, and any relevant building rules. It must also include the subtenant’s name and contact information, as well as any required consents from co-tenants (e.g. roommates) or guarantors (yours or theirs).

The legality of home swaps

Unlike sublets, home swaps fall into a gray zone. It all comes down to how one interprets the law. One might say that if someone is in your unit when you’re not there, it is a sublet. Someone else might argue that as long as no money has exchanged hands, it is not a sublet. For this reason, in New York City, one should always proceed with caution when home swapping but not necessarily rule it out.

As a rule, if you own your own home—for example, a townhouse in Park Slope—you can do whatever you like for whatever period of time. If you own a co-op, you should definitely still check with your board. While the board may be flexible, most co-op boards will want to know who will be occupying your unit while you’re on vacation. In addition, some co-ops may place time limits on home swaps (e.g., only permit home swaps for up to two weeks). Condo residents may or may not face similar restrictions.

Again, when it comes to home swaps, renters will generally face more restrictions than owners. That said, according to New York State law, home swaps are technically legal. If you live in a class A dwelling (i.e., any building with three or more units), according to the New York Multiple Dwelling Law, the “incidental and occasional occupancy of such dwelling unit for fewer than thirty” is legal provided “the permanent occupants are temporarily absent for personal reasons such as vacation or medical treatment” and “provided that there is no monetary compensation paid to the permanent occupants for such occupancy.” In other words, a renter can do a home swap, provided it is less than 30 consecutive days in length. Still, renters are strongly advised to only proceed if they have first informed their unit’s owner and/or their management company, informed their neighbors, and if they live in a co-op or condo, received permission from the building’s board.

Is it worth it?

Every year, thousands of New Yorkers enjoy the payback from swapping and subletting their homes. But how do you know whether yours will be worth it?

To answer this question, you first need to consider all the potential risks. If you’re worried that your decision to sublet may cause damage to your home, building, or long-term relationships with your neighbors or co-op board, you may not want to sublet or engage in a home swap. The short-term financial gain won’t be worth it if you create long-term problems in the process. Likewise, if you’re a renter and there is any risk your sublet might lead to an eviction, don’t do it. Even if you don’t love your current apartment, bear in mind that an eviction will tarnish your reputation as a renter and may impact your ability to rent in the future.

50 Bayard Street, Unit 3H

In addition, consider which scenario will ultimately be more relaxing. Subletting or home swapping an expensive apartment may ease your mind during this especially stressful time. But don’t underestimate the stress associated with preparing your home for visitors, especially for strangers who will ultimately be able to leave a rating of you and your home on a public platform. It can take anywhere from a few hours to several days to properly clean and stage a home for visitors. In addition, if you're out of state and unable to answer messages or questions right away, it can be disquieting to worry about whether or not your sublesser has arrived and successfully moved in.

The Bottom Line

The bottom line is that if you are a) leaving for more than 30 days (or home swapping for less time); b) have gained permission to sublet or home swap from your co-op or condo board, immediate neighbors, and/or owner or manager; and c) can handle the stress of inviting strangers into your home, a sublet or home swap may be a great idea. If you’re at all worried about the logistics, preparation, and potential things that might go wrong in your absence, you may be better off leaving the dust to settle in your New York City apartment while you wait this out elsewhere.

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Available rental sublets in condominium buildings

Brooklyn

Lineage I, #3B
$3,950

Clinton Hill | Condominium | 1 Bedroom, 1 Bath | 860 ft²

Lineage I, #3B (Corcoran Group)

From the Listing: Not for the basic, 319 Greene 3B within Lineage Condos, serves dynamic urban-chic and versatile spaciousness. This 1-Bed 1-Bath, with a spacious alcove and two balconies, never declines amazing times. It is a statement piece that is on trend with Brooklyn's best. See floor plan and full details here.

Belltel Lofts, #8L
$3,995

Downtown Brooklyn | Condominium | 1 Bedroom, 1 Bath | 732 ft²

Belltel Lofts, #8L (Compass)

From the Listing: SPACIOUS Interior ONE BEDROOM. The Belltel, a landmark known for its exquisite Art Deco architecture, offers a rare opportunity to experience true loft living in one of Brooklyn’s most historic buildings. See floor plan and full details here.

Elan, #8A
$4,200

Park Slope | Condominium | 2 Bedrooms, 2 Baths | 965 ft²

Elan, #8A (Corcoran Group)

From the Listing: In the heart of Park Slope, Brooklyn is a massive 2 bedroom; 2 bath, + a private balcony, and in unit washer and dryer with great natural lighting for rent. The open kitchen and living/dining room concept is designed to bring comfort and flexibility to you. See floor plan and full details here.

Jackson Foundry Lofts, #2C
$6,100

Williamsburg | Condominium | 2 Bedrooms, 2 Baths | 1,165 ft²

Jackson Foundry Lofts, #2C (Brick & Mortar LLC)

From the Listing: Available Sept 1 Don’t miss this stunning Williamsburg Loft with condo finishes. This spacious and bright 2-bedroom/ 2-bathroom residence is reminiscent of the converted warehouse lofts that define Williamsburg, The sun drenched home offers a large and open layout with 13’ ceilings and plenty of closet space. See floor plan and full details here.

One Hanson Place, #17M
$6,600 (-2.9%)

Fort Greene | Condominium | 2 Bedrooms, 2 Baths | 1,325 ft²

One Hanson Place, #17M (Compass)

From the Listing: Quintessential loft living high in the sky. Spanning 1325 square feet and beamed 10ft ceilings throughout, this two-bedroom, two-bathroom home is bright, airy and classic. Two large west-facing windows offer gracious light all day and breath-taking sunset views at dusk. See floor plan and full details here.

Lower Manhattan

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Kips Bay Towers, #10L
$4,350

Gramercy Park | Condominium | 1 Bedroom, 1 Bath | 870 ft²

Kips Bay Towers, #10L (Compass)

From the Listing: Massive 870 sq ft 1 bedroom at renowned I.M. Pei designed Kips Bay Towers.This corner home features wall-to-wall windows with north and west open city views (including the Chrysler Building), an enormous corner living room, and separate dining area. The galley kitchen is complete with dishwasher and microwave. There are four closets providing plenty of storage space, and a king-size bedroom. See floor plan and full details here.

121 West 20th Street, #4G
$8,500

Chelsea | Condominium | 2 Bedrooms, 2.5 Baths | 1,800 ft²

121 West 20th Street, #4G (Compass)

From the Listing: Spectacular two Bedroom + Office Duplex Loft in Chelsea Original character dating back to the 1870's include cast iron column and soaring fourteen foot ceilings. Living room is large and grand for entertaining with huge ten foot south facing windows and a gas fireplace. This apartment has it all - 2 Bedrooms + den/office, 2.5 baths, large kitchen, wonderful master bath with separate dressing area, 14 foot ceilings with full height windows, working fireplace, washer and dryer in the apartment. See floor plan and full details here.

Cipriani Club Residences, #544
$4,750

Financial District | Condominium | 1 Bedroom, 1 Bath | 890 ft²

Cipriani Club Residences, #544 (Conquest)

From the Listing: Tastefully FURNISHED suite #544 for rent at 55 Wall Street Residences, a luxury building in the Financial District. This loft-like one-bedroom apartment features high ceilings, large windows, a washer/dryer, flat-screen TV, a Nespresso machine, a marble bath with a bathtub, and a separate shower. See floor plan and full details here.

Downtown by Starck, #826
$6,300

Financial District | Condominium | 1 Bedroom, 2 Baths | 1,409 ft²

Downtown by Starck, #826 (Bond New York Properties LLC)

From the Listing: Enter unit 826 and be blown away by the mere size and height of this colossal fourteen-hundred-plus square foot beauty. Boasting nine-and-a-half-foot ceiling heights and a sprawling living area this spacious home allows your inner architect to soar. See floor plan and full details here.

Midtown

The Corinthian, #9I
$3,750 (-16.6%)

Murray Hill | Condominium | 1 Bedroom, 1 Bath | 800 ft²

The Corinthian, #9I (Corcoran Group)

From the Listing: LARGE SUNNY 800SF 1 BED W/ BALCONY IN LUXURY HIGH RISE! The apartment features a dining area and a separate kitchen with a dishwasher. Hardwood floors throughout and lots of closets.King-size bedroom with a large window. See floor plan and full details here.

80 Park Avenue, #6K
$4,900

Murray Hill | Condominium | 1 Bedroom, 1 Bath | 885 ft²

80 Park Avenue, #6K (Medow Property Group Ltd)

From the Listing: Take advantage of this unique opportunity to rent a coveted K line apartment in Murray Hill's premier full-service condo building on Park Avenue. This rarely available 885 square foot junior-4 features a huge entry gallery, generously sized rooms, a renovated kitchen and bath, solid maple hardwood floors, six closets including a walk-in, and gorgeous Park Avenue views from all windows. See floor plan and full details here.

Tower 53, #18B
$5,000

Midtown West | Condominium | 2 Bedrooms, 1.5 Baths | 1,050 ft²

Tower 53, #18B (Compass)

From the Listing: Available Immediately! This corner unit, two-bedroom, one-and-a-half bath luxury condo is in excellent condition with a spacious living room, warm southern exposures, and an extra-large balcony ideal for outdoor entertaining or simply relaxing and taking in the city.ALL UTILITIES, HEAT, CENTRAL AIR, AND ELECTRICITY ARE INCLUDED IN RENT! See floor plan and full details here.

Academy House, #4
$6,000 (-4.8%)

Midtown West | Condominium | 1 Bedroom, 2 Baths | 1,551 ft²

Academy House, #4 (Compass)

From the Listing: Welcome to this stunning 1-bedroom, 2-bathroom condo located at 24 W 45th St in the heart of Manhattan's Midtown West. Upon entering, you'll be greeted by an abundance of natural light streaming through oversized windows. The hardwood floors and recessed lighting throughout the space add to the contemporary feel. See floor plan and full details here.

100 United Nations Plaza, #5A
$6,500

Turtle Bay/United Nations | Condominium | 2 Bedrooms, 3 Baths | 1,327 ft²

100 United Nations Plaza, #5A (Sothebys International Realty)

From the Listing: Fantastic 5th-floor two-bedroom apartment for rent in 100 United Nations Plaza. Featuring a large corner two-bedroom, two and one-half bath apartment with a wrap balcony. The apartment has a fantastic split bedroom layout with floor-to-ceiling windows in almost every room, and double exposure with great eastern light and beautiful treetop views.The building is steps away from the UN. See floor plan and full details here.

International Plaza, #10A
$6,500

Turtle Bay/United Nations | Condominium | 2 Bedrooms, 2 Baths | 1,270 ft²

International Plaza, #10A (Brown Harris Stevens Residential Sales LLC)

From the Listing: This stunning 2BR/2BTH home can be rented unfurnished for $6,500 or furnished for $6,800. This home is perched on the 10th floor with abundant sunlight from N/S/E/W exposures and breathtaking views of the iconic Chrysler Building! This residence is located at the edge of historic Tudor City & Park, steps from Grand Central, and just a block from the United Nations. See floor plan and full details here.

Windsor Park, #6F
$6,500

Midtown West | Condominium | 2 Bedrooms, 2 Baths | 1,176 ft²

Windsor Park, #6F (Sothebys International Realty)

From the Listing: Spacious and elegant, renovated 2bed/2bath home at the prestigious Windsor Park condominium. This fabulous home features brand new floors, an excellent layout with an entry foyer opening onto a large living room with a dining area; chef’s kitchen fully equipped with Viking, Miele, Sub-Zero and Bosch appliances including dish washer, wine cooler and washer dryer; two generously-sized bedrooms with walk-in and oversized closets; two baths including an en-suite. Watch the Macy's Thanksgiving parade from the comfort of your living room! See floor plan and full details here.

CitySpire, #4501
$6,750

Midtown West | Condominium | 2 Bedrooms, 2 Baths | 1,560 ft²

CitySpire, #4501 (Douglas Elliman Real Estate)

From the Listing: Unfurnished 2 Beds 2 Baths, Approx.1,150 SF with Eastern and Southern exposure and a panoramic view of the city. Apartment 4501 features oversized windows throughout, desirable split bedrooms with entry foyer and ample closet space. See floor plan and full details here.

NINE52, #TH208
$6,750

Midtown West | Condominium | 1 Bedroom, 1.5 Baths | 1,200 ft²

NINE52, #TH208 (Triumph Property Group Ltd)

From the Listing: Welcome to your Duplex home in a full-service luxury building. This spacious residence offers everything you are looking for. Wide plank, white oak flooring throughout and an open kitchen that has been renovated with custom-designed grey cabinetry, white lacquer Caesarstone countertops , integrated appliances and stainless steel sink. The dramatic, oversized arched windows complemented by high ceilings bring in the natural light to the open kitchen and living floor plan. See floor plan and full details here.

The Alexander, #8C
$7,000

Turtle Bay/United Nations | Condominium | 2 Bedrooms, 2 Baths | 1,531 ft²

The Alexander, #8C (Compass)

From the Listing: The Alexander is one of the most elegant buildings in Turtle Bay. Its curved all-glass silhouette and terracotta base immediately stand out to anyone walking down the street. Designed by Sydness Architects and built in 2010, this 24-story luxury condominium features an impressive array of amenities, such as 24-hour concierge, doorman, fitness center, landscaped roof terrace and private storage area. See floor plan and full details here.

The Charleston, #15B
$7,999 (-5.9%)

Murray Hill | Condominium | 2 Bedrooms, 2 Baths | 1,466 ft²

The Charleston, #15B (Compass)

From the Listing: Amazing views from this sprawling 1,466-square-foot 2-bedroom apartment. Watch the sunrise with the city skyline as the backdrop from your private balcony. Natural light floods the apartment with tons of sunlight. See floor plan and full details here.

Trump World Tower, #8D
$8,950

Turtle Bay/United Nations | Condominium | 2 Bedrooms, 2.5 Baths | 1,612 ft²

Trump World Tower, #8D (Corcoran Group)

From the Listing: 845 United Nations Plaza, apt. 8D, with river and city views, is ready for occupancy. Live, work, and enjoy life at the heart of Midtown Manhattan. This condo-lively and spacious 2 bedrooms, 2.5 baths apartment features 1,612 square feet with split bedrooms, and wide open views to the East River and the magnificent gardens across at the United Nations Plaza. See floor plan and full details here.

Upper East Side - Upper West Side

Ruppert Towers 1, #15F
$6,000

Yorkville | Condominium | 2 Bedrooms, 2 Baths | 1,157 ft²

Ruppert Towers 1, #15F (Brown Harris Stevens Residential Sales LLC)

From the Listing: Available for October 1. No dogs Renovated high floor True 2 bedroom with 2 full bathrooms and dining room apartment features double exposure: east and south and letting tons of natural light. See floor plan and full details here.

425 Central Park West, #3H
$3,000

Central Park West | Condominium | Studio, 1 Bath | 545 ft²

425 Central Park West, #3H (Evans Real Estate Investments)

From the Listing: Available September 1st, 2024. This charming 545 SF feet studio is located in prewar building right across Central Park, with B and C trains just around the corner. See floor plan and full details here.

The Vaux, #1Y
$4,900

Central Park West | Condominium | 2 Bedrooms, 1 Bath | 893 ft²

The Vaux, #1Y (Brown Harris Stevens Residential Sales LLC)

From the Listing: Mint 2 bedroom 1 bath at The Vaux Condominium on 97th and CPW. The attention to detail in the apartment is impressive. The primary bedroom has a wall of closets, and the second bedroom is very sweet indeed! See floor plan and full details here.

The Alfred, #18A
$6,500

Lincoln Center | Condominium | 2 Bedrooms, 1.5 Baths | 1,167 ft²

The Alfred, #18A (Brown Harris Stevens Residential Sales LLC)

From the Listing: Amazing light and space. Dramatic 17-foot ceiling and two story windows facing south toward a quiet cul-de-sac. Unique apartment with wide open city views. Elegant staircase leads to master bedroom with access from the next floor. Den/Guest Bedroom with en-suite half bath, well appointed kitchen, lots of storage, and washer/dryer. See floor plan and full details here.

905 West End Avenue, #34
$6,995 (-4.2%)

Riverside Dr./West End Ave. | Condominium | 3 Bedrooms, 2 Baths | 1,636 ft²

905 West End Avenue, #34 (Brown Harris Stevens Residential Sales LLC)

From the Listing: Enjoy living in this beautiful grand prewar home, featuring two spacious bedrooms, two bathrooms, a staff room (3rd bedroom/home office/gym), formal dining room and large living room. T See floor plan and full details here.

The Rushmore, #5P
$7,500

Riverside Dr./West End Ave. | Condominium | 2 Bedrooms, 3 Baths | 1,381 ft²

The Rushmore, #5P (Nest Seekers LLC)

From the Listing: Residence 5P at the Rushmore is a large 2 Bedroom, 3 full baths with an alcove. Equipped with oversized windows for a natural sunfilled home with cherry oak hardwood floors throughout and a miele washer/dryer. The open kitchen is fitted with Viking and Miele appliances, Marble countertops and beautiful, custom made, off white cabinetry. See floor plan and full details here.

Straus Park, #14D
$8,400 (-5.6%)

Broadway Corridor | Condominium | 3 Bedrooms, 2.5 Baths | 1,546 ft²

Straus Park, #14D (Corcoran Group)

From the Listing: Located at Broadway and 107th Street in a Flatiron-inspired building designed by Randy Gerner, this is one of the building's most unique apartments. Apartment features include 3 bedrooms, 2.5 baths, loft like living/dining room, open city and Central Park views, gourmet kitchen, vented washer/dryer, high ceilings, floor-to-ceiling windows, custom closets, individually controlled heat and A/C in each room, Water Works bathrooms, private storage bin included at no charge, and much more. Sorry, no pets. See floor plan and full details here.

Upper Manhattan

750 Riverside Drive, #4A
$2,950

Hamilton Heights | Condominium | 1 Bedroom, 1 Bath | 695 ft²

750 Riverside Drive, #4A (Corcoran Group)

From the Listing: Large 1 Bedroom oasis in Hamilton Heights! Direct views of Hudson River and George Washington Bridge!-Great floor plan, with windows in every room, including the kitchen and bathroom. See floor plan and full details here.

Towers on the Park III, #4S
$3,800 (-5%)

Harlem | Condominium | 2 Bedrooms, 1 Bath | 983 ft²

Towers on the Park III, #4S (Compass)

From the Listing: Make this huge king sized two bedroom with a home office in a doorman elevator building your next home. With Central Park across the street, a subway entrance right outside the building (B/C) be to Columbus Circle in 12 minutes and Fulton/FiDi in 30 minutes, large laundry room, and private park behind the building. See floor plan and full details here.

SoHa 118, #8L
$4,000

Harlem | Condominium | 2 Bedrooms, 2 Baths | 1,112 ft²

SoHa 118, #8L (R New York)

From the Listing: Welcome to this gorgeous condominium at SoHa118! This spacious and modern home offers a perfect blend of comfort and luxury in a prime location. Step into this bright 2 bed, 2 bath apartment located at the SOHA 118th features a gourmet kitchen that flows directly into the spacious living room. See floor plan and full details here.

The Langston, #7M
$4,200

Harlem | Condominium | 2 Bedrooms, 2 Baths | 1,183 ft²

The Langston, #7M (Compass)

From the Listing: Enjoy park and landmark views from this sunny corner 2 bedroom, 2 bathroom home. The graceful foyer, dining, kitchen, and living room flow together seamlessly creating an open, airy feel. Plentiful south and west-facing windows provide abundant sunlight throughout the expanded living area of this originally 3-bedroom apartment. See floor plan and full details here.

5th on the Park, #10E
$4,800

East Harlem | Condominium | 2 Bedrooms, 2 Baths | 1,169 ft²

5th on the Park, #10E (Compass)

From the Listing: Situated on the 10th floor of one of the most desirable condominiums in South Harlem with bright morning Eastern exposure and light in every room. This thoughtfully laid-out two (2) bedroom, two (2) full bathroom home is perfect for a family. See floor plan and full details here.

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Contributing Writer Cait Etherington Cait Etherington has over twenty years of experience working as a journalist and communications consultant. Her articles and reviews have been published in newspapers and magazines across the United States and internationally. An experienced financial writer, Cait is committed to exposing the human side of stories about contemporary business, banking and workplace relations. She also enjoys writing about trends, lifestyles and real estate in New York City where she lives with her family in a cozy apartment on the twentieth floor of a Manhattan high rise.

Read Full Bio | Contact Cait Etherington

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In this article:

The legality of sublets

Co-op owners

Condo owners

Renters

The logistics of sublets

The legality of home swaps

Is it worth it?

The Bottom Line

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