In NY, what's the difference between a "pre" and "post" war building from a residential view point.

Question

I know it means date built but what other things should I be aware of. Why is it even a category of concern for renters?

Answer 1

Prewar refers to the fact that the building was built prior to WWII -not the Civil War. There are differences in structure and design:
http://www.mlx.com/new_york_apartments_resources/New_York_City_prewar-postwar-apartments-nyc.html
But the most important thing to people renting is whether the apartment falls under Rent Control or Rent Stabilization. The long-term tenants of prewar buildings are covered by Rent Control, but once they vacate the apartment, it becomes decontrolled. Rent controlled apartments were very desirable because the rent couldn't be raised. Apartments that fall under Rent Stabilization guidelines have the rents raised on lease renewals according to what the Rent Guidelines Boards votes for that year (usually about 8% on a one-year lease). You can google Rent Control New York and Rent Stabilization New York for a more detailed explanation.

Answer 2

Just to correct a few people above

1) rent stablized never go up by 8%. It is more like 3% or 4%

2) stablization does not stop at $2500. Above $2000 the landlord can do somethings to try and get it unstablized, but it might not happen

3) 1964 is not a cut off. They are building new buildings and these are stablized for tax reasons.

Answer 3

from housingnyc.com:

Rent Control:
The rent control program generally applies to residential buildings constructed before February 1947 in municipalities that have not declared an end to the postwar rental housing emergency.

For an apartment to be under rent control, the tenant (or their lawful successor such as a family member, spouse, or adult lifetime partner) must have been living in that apartment continuously since before July 1, 1971. When a rent controlled apartment becomes vacant, it either becomes rent stabilized, or, if it is in a building with fewer than six units, it is generally removed from regulation.

An apartment in a one- or two-family house must have a tenant in continuous occupancy since April 1, 1953 in order to be subject to rent control. Once it is vacated after that date, it is no longer subject to regulation. Previously controlled apartments may have been decontrolled on various other grounds. On rare occasion, a decontrolled apartment is ordered back under rent control as a penalty for certain violations of the rent laws.

Rent Stabilization:
In NYC, rent stabilized apartments are those apartments in buildings of six or more units built between February 1, 1947 and January 1, 1974.

Tenants in buildings of six or more units built before February 1, 1947 and who moved in after June 30, 1971 are also covered by rent stabilization.

A third category of rent stabilized apartments covers buildings with three or more apartments constructed or extensively renovated since 1974 with special tax benefits. Generally, these buildings are stabilized only while the tax benefits continue.

THERE ARE NUMEROUS EXCEPTIONS TO BOTH OF THESE GENERAL CATEGORIES. For example, if the legal rent exceeded $2,000 following a vacancy the unit may be deregulated. Or, if the unit was in a building converted to a co-op it may be deregulated upon vacancy.

* As for the rent increase in rent stabilized buildings, the current increase (for leases ending between Oct 2006-Sept 2007) is 4.25% for a 1-year renewal lease and 7.25% for a 2-year renewal lease when heat IS provided as part of the rent. It's 3.75% and 6.75% when heat is NOT part of the rent.
In December, my rent was raised 7.25% because I signed a 2-year renewal lease. It went up from $898 to $963. I live in a building built about 1926 and it has 32 units. The units were at one time 'rent controlled' but as people moved out or died, each unit fell under 'rent stabilization'. I moved in in 1997 and the rent was $750. Currently, vacant apartments in my building are being renovated and the rents are being raised to around $1500 though they are still considered rent stabilized. The renovations allowed for the landlord to raise the rents on those units.

All a renter needs to know is that it's MUCH better to find a rent stabilized building than one that's not. Website link below has links to a page where you can see the list of all rent stabilized building addresses in NYC.

Answer 4

Pre war are suppose to be better built, have higher ceilings and be better quality. The housing built after WWII was built in a hurry when housing was needed for the boys returning home after war.

Answer 5

It means it was built before or after the civil war. It's all about the character and styling of the building. Have you ever seen one? They're fantastic.