Guide

6 steps · 5-minute read

How to negotiate your rent.

Big apartment complexes set prices with software that updates every day. You usually can’t talk the base rent down, but you can often change what surrounds it. Here’s how.

Base rent
Rarely moves
Software sets it; staff can’t usually override it.
Everything else
Often moves
Specials, fees, lease length, unit, parking.
Cheapest month here
January
Across the Phoenix metro; check your city.

Step by step

  1. 01

    Know your number

    Compare effective rent (rent after the special is spread over the lease), not advertised rent. Pick two or three similar complexes nearby and note their prices and specials. Our compare tool and best deals list do the math for you.

  2. 02

    Pick your moment

    Rents and specials follow the seasons, and the cheapest month differs by city. Each city page shows its own best time to sign. Renewing? Start talking 60 days before your lease ends, while the landlord still has time to find someone else, and has reason not to.

  3. 03

    Ask for every option

    Big complexes price each unit by lease length and move-in date, and the software reprices daily. Ask for quotes on 12, 13, 15 and 18 months and a few move-in dates. A lease that ends in a slow month is often priced higher than one that ends in a busy month.

  4. 04

    Ask for what actually moves

    Leasing staff usually can’t change the software’s base rent. They often can change what’s around it: a bigger special, waived fees, parking, or a cheaper unit. See the list below.

  5. 05

    Make one specific ask

    Name a number and a reason: a competitor’s effective rent, a recent price drop, or a quick move-in. “Can you do better?” is easy to say no to. “Can you match $1,350 at the place down the street?” isn’t.

  6. 06

    Get it in writing

    Once you sign, the leverage is gone. Before you sign, make sure the special, any waived fees and the rent appear in the lease or a written quote with an expiry date. Quotes can change the next day.

What to ask for

when the rent won’t move
  • A bigger or longer speciale.g. 6 weeks free instead of 4
  • Waived application and admin feesone-time fees, paid before you move in
  • The special on a shorter leasesome only apply to 13+ months
  • Free parking or storagereserved and covered spots often cost extra
  • A different unitlower floor, older finishes, worse view: often cheaper
  • A different lease lengthcompare 12, 13, 15 and 18 months
  • A price lock at renewalor a cap on next year’s increase
  • Reduced pet fees or pet rentespecially with a second pet

Messages you can copy

fill in the brackets
New lease · email or text

Hi, I’m interested in a 1-bedroom at [Complex] and can move in by [date]. I’ve been comparing a few places: [Other complex] is at about $[amount] a month with their special. Is there anything you can do to get closer to that, like a bigger special or waiving the admin fee? Could you also send me prices for 12, 13 and 15-month leases?

Renewal · email

Hi, my lease ends on [date] and I’d like to stay. I’ve paid on time and taken good care of the unit. The renewal offer is $[amount], but similar units here and nearby are advertised at $[amount]. Could you renew me closer to that, or at my current rent? Happy to sign a longer lease if that helps.

Counteroffer

Thanks for checking. If the rent can’t move, could you waive the application and admin fees, or add [parking / another week free]? With that, I’m ready to apply today.

Every complex page has a version of the first message with that complex’s real numbers filled in.

Avoid

  • Don’t bluff about another offer you don’t have. Leasing offices compare notes.
  • Don’t negotiate after you sign. Your leverage is before the lease, not after.
  • Don’t forget the total. A lower rent with new fees can cost more than it saves.

Start with the numbers

See who’s offering the most right now.

Best deals after specials