Students grapple with sizeable rent increases

Jimmy Byrnes' apartment rent went up more than $300.

Now, the junior is moving - from the Allston Apartments to a row house.

"It went up from $820 for two people to $1150 per month," he said of his two-bedroom apartment in the Allston, which is perched on the corner of Charles and 32nd Streets. "I don't think the rent increase is going anywhere but in their pockets."

Allston owners John and Harlan Hurlock claim that the rent hikes only reflect the costs of remodeling and the increasing landlord costs in Baltimore.

Some of the lowest rents in Charles Village have been increased to be more in tune with the going price of apartments in Charles Village, said local landlords.

The Dell House, which used to have rents as low as $800 for two-bedroom apartments, has increased rents to reach parity with other Charles Village housing.

"Three bedroom apartments at the Dell House were $300 less than other ones in Charles Village," said Susan Shugars, the leasing agent for the Dell House and the Jefferson House. "The rents here are still lower than in the area, because we don't want them to jump too high."

But even the limited increase has caused some students to consider moving to another building.

"They are charging new people who come into this apartment as much as $1200, up $250," said Erin Silverman, a senior who lives in a two-bedroom Dell House apartment. "It was only $35 the year before."

The going price in Charles Village for a two-bedroom apartment is $1,100, and for a three-bedroom apartment, it is $1,300.

Since the Dell House hadn't substantially increased rent in the past four years, it had to reach parity with the going price, Shugars said.

Shugars' management company, which took over after Hopkins purchased the Dell House, has also begun remodeling and renovating the building, as well as providing more maintenance, said Shugars.

The Allston landlords used the same justification for their rent increases.

"We've been remodeling a lot of the apartments, and that's the reason," said John Hurlock of this year's increase.

The Allston has always been known as a flawed but cheap building - and the Hurlocks want to change that, he said. This comes at a price to the tenant.

But from landlords who never make repairs, Byrnes said he hasn't seen any renovation - just a vague letter notifying him of the rent hike.

"They never mentioned anything to us about remodeling," he said. "They just sent us a vague letter that said they 'unfortunately' had to raise our rent due to other developments in Charles Village."

The increases also derive from tax increases and other property costs, said John Hurlock.

To contend with yearly raises in landlord costs, many apartments buildings in the area institute a regular four to five percent increase. At the Northway, rents go up as much as 10 percent each year, although management tries to follow a dollar per square foot maxim.

"It's based on the increase in real estate taxes, and generally that's what it is," said Mike Thompson, superintendent at Northway Apartments.

In the state of Maryland, landlords aren't legally required to provide a reason for rent increases.

"There aren't any laws that require rent control, and landlords are pretty much free to increase the rent to any amount in Baltimore City," said Stephanie Cornish, senior tenant and landlord counselor of Baltimore Neighborhoods Incorporated, a counseling group that advises the public on renting issues.

In Baltimore City, landlords must give yearly tenants 60 days notice before a rent increase, but all raises are acceptable under state law.

"There is no law on the books that says there is a specific amount, like a ceiling, for rental increases," said Mireille Miller, the University off-campus housing coordinator.

Cornish hears of increases that range anywhere from $20 to $200 per month.

"But if the landlord increases $200 to $300, they might be trying to find a way to get rid of you," she said.

Many landlords make it a policy of a specific percentage increase each year, often from 5 to 10 percent, she said. Before signing, students can look for these specified increases in the lease to protect themselves in the future.

"I think that the student needs to evaluate the services they're receiving from their landlord and what they should expect from the rental increase," said Miller. "Is the space getting renovated? Maybe they should negotiate with the landlord."

In an area where demand for housing is high and supply low, often students don't have the option to negotiate. Shugar called the time from April until September "crunch time," often a period when it's difficult to find housing.

"I have so many people right now that are looking for apartments, and I'm running out of people to refer them to," she said.

Her company has worked to renovate two row houses off 29th Street to offer students more housing options - she called them the Brownstones.

They are studios and one-bedroom apartments that could run for as low as $500, she said, and some will be available as early as May.

The Allston is predominantly student-occupied, and its location near campus appeals to students.

But Byrnes won't swallow the rent increase for the convenience of a short walk to class. He and his roommate are moving to a row house with two friends, who also lived in the Allston this past year.

"I think they're trying to rip off JHU students," he said, "that they perceive, probably rightly so, as being rich and not caring about rent since mommy and daddy are paying it."