Architectural design has always played a role in how a residential unit either sells or rents. While the location and market trends of an area will always be some of the most important things to note when you decide to sell or rent a space, the modern world of renting has brought with it a whole new element of understanding that property owners like to have: tenant screening. After conducting a legal review of the regulations surrounding tenant screening, we found that they do predictably affect the design of a rental space in certain ways that architects should be mindful of.
Tenant screening laws require tenants to be afforded a certain level of privacy, which in turn requires the privacy enhancing design features to be incorporated into the structures you are designing. If you are designing a new apartment complex, or an existing structure that will be converting to tenant spaces (whether mixed or solely residential), it is important to remember that the most basic of architectural elements go far in protecting privacy.
New apartments should be designed per the needs of your tenant’s lifestyle. For example, if your prospective tenants are fresh college graduates, they will likely be looking for a space that features a kitchen and living room that is open and welcoming, with an abundance of space to host social functions with their friends.
Older buildings that are likely to be converted into rental spaces are sometimes designed in a way that does not maximize the space’s potential, and require updating in order for them to feature modern elements that will attract tenants. Foyers in pre-war apartments, for example, are frequently small and serve little purpose beyond creating a “space between spaces” that is often not utilized at all. But prospective tenants do not need a space that goes unused; they need storage. Storage is a big ticket item in today’s rental markets, and creating storage based out of empty spaces is an easy way to increase the appeal of a rental project.
Of course, architecture that complies with the law is what apartment renters are looking for, but architects are not always cognizant of the law as they design spaces. In the world of multifamily apartments, landlords should be particularly aware of the laws, as they must comply with a multitude of laws covering everything from fire safety to health and safety concerns.
Of course, the entire reason for the legal system that is now in place that governs tenant screening is the inherently contentious relationship between tenants and their landlords. The landlord-tenant relationship is something that should be focused on during the development of a residential space, because if there is one thing that will cause tenants to vacate a residence it is the landlord’s refusal to care for their needs. Since tenants screen landlords, they can pick and choose the space they will rent, and if they find that they do not like their landlord-and they are entitled to a certain amount of choice or they are not the victim of retaliation by their landlord-they will likely leave the space without a second thought. Architecture can help landlords foster great relationships with their tenants through many avenues.
Today, tenants in New York City are looking for more than just a room to rent; they want a community of individuals, of like-minded people who can provide value to their lives. If you build it into your architectural designs, prospective tenants will benefit every step of the way.