Finding Housing in White Plains

Looking to live in White Plains (WP)?

People seem to want to move to WP. Today, many are young people in their 20’s and 30’s and then on the opposite end retirees.

WP offers housing from rentals, Cooperative apartments, Condominiums and Town Houses to single family homes in various sizes from a small one or two bedroom to multiple bedrooms on one or two levels. The costs for rentals and ownership vary largely by location within the city center and then in the outer sections. Property taxes also vary depending on local and there is the Star Program through the state along with Enhanced Star Program that gives you back some of the school tax once a year.

The cost of rentals varies depending on where you look. Cooperatives offer studio and 1 bedrooms but 2 and 3 bedrooms are more desirable and the prices are much higher. Cooperatives and Condominium often do not sell as well as single family homes.

Condominiums are costly with not just ownership but with HOA fees (Homeowner Fees). With a Cooperative one is buying the shares attached to a unit with a special propriety lease with maintenance fees that are in part tax deductible because they include a portion of the building’s property taxes. HOA fees are on the other hand not deductible, but the owner of a Condo is the direct owner of their unit.

Both have Boards that hire a management group to run the day-to-day operations. Boards are elected but often are run by people who have their own agendas and controlled by a small group. One has to examine the lease or contracts involved to know what they will be allowed or not allowed to do with or without Board/Management approval. Just to do renovations often there are rules and requirements that one must obtain to do the work. In a cooperative unit, what is within the walls is usually the responsibility of the owner of shares for that unit. Water leaks from other units can cause damage problems for the tenant and dealing with the other tenant in covering damage can be difficult. Some managements in White Plains are better than others and sometimes it depends on who the manager is at any given time. People also do not realize that even in a Condominium the owner might not be able to do whatever they want and that there are restrictions. Often there are rules for deliveries requiring insurance and prior approval along with a lot of other rules and requirements.

Cooperatives were once rentals and buildings might still have tenants that are renting but these units are owned by Sponsors or owners of unsold shares. These apartments are still under rent control, so rents are controlled by Westchester’s Housing Board.

If one plans on having a car, one should learn about the building’s parking availability and rules for Cooperatives and Condominiums. Many buildings charge for use of their lots or garages. White Plains does not allow overnight parking on its streets so having a parking spot is very important. Some buildings give one parking spot and there could be a waiting list for these spots. Then there are spots that are inside and outside and there are often waiting lists for the most desirable spots. There might be spots available in other buildings or in city run lots that require permits. Suggested is to see my post on parking and check with the city website for locations of permit parking and check on availability. Some buildings offer a 2nd parking spot and have guest parking as well but one should ask about this before moving to any location.building.

Cooperatives have rules for ownership and often one must own the shares and live in the building. Subletting is usually allowed but every building has rules and procedures for this.

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Affordable or Low-Income choices in White Plains:

City has its share of Affordable or Low-Income choices within luxury apartment buildings. But, there are still rent stabilized or rent controlled units. Housing is also available for low incomes with the Federal Housing Program.

Rent control was established during WWII during the housing shortage. Rent control is an older system established during the post-World War II housing shortage. There are strict limits on rent increases. Tenants are considered permanent and do not require a lease. Rent stabilization regulates rent costs and there is a Housing Board in Westchester that controls these increases. One has a lease. Landlords doing major renovations can apply for increases in rents but must wait for the end of a lease. Rent stabilization allows for small increases in rent per year and are attached to leases by the number of years one choices. is a regulation that permits a small increase in rent per year that’s set by local ordinances. Buildings that have rent stabilized units were constructed before 1974 and have six or more units. These units are available for tenants earning less than $200,000 a year. Note that regulations for NYC are not the same as those for units in WP or even Westchester,

Rent control apartments mandates that the cost of rent must stay the same indefinitely and even if you own a rent-controlled apartment, it’s not within your legal rights to increase rent at the end of a lease term. The tenants of a rent-controlled unit can continue to renew their lease without the worry of a spike in the cost of rent or being given a notice to vacate after their lease ends. There are very few rent-controlled apartments. To qualify for rent controlled units the tenant’s family must live in unit for at least 1 consecutive year. Tenant’s family members (the individual inheriting the rental) must live in the apartment for at least two consecutive years before ownership can transfer to them. The buildings must be constructed before 1947 and occupied by the same family since 1971. Tenants can only pass down their rent-controlled apartment to family members.

Info about Rent Control and Rent stabilization can be found on the county website: Rent Control and Stabilization Laws

Some units include parking with or without fees or provide no parking so one has to look for public parking in an area to be able to park all evening long when WP bans street parking from 2am to 6am daily.

There are search engines for available units and houses that one can use and the City of WP has information about more affordable choices and senior housing on their website. Affordable units are rentals that are charged at lower rates than the rest of the building but there are requirements for these units based on income.

Houses in the city all have property taxes and one is charged for water through the municipalities. Property taxes vary by neighborhood and must be assessed for value by the city. Houses under 1 million sell very quickly and often within a week. Homes over 1 million are taxed differently in NY state and might take longer to sell. There are closing costs involved in a house sale as well as fees must pay to get a mortgage.

Most rentals, Condos and Cooperatives have water and heat included but most require the tenant to pay for electricity. Most buildings require rental insurance.

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Alternative Housing (Affordable, Emergency)

White Plains has a Housing Department for Affordable Housing so please refer to their website for information about housing for seniors, people with disabilities and low income. White Plains Affordable Housing Program | White Plains, NY – Official Website. Westchester County has emergency housing for people in need so refer to their website for information concerning housing. Home | Westchester County Department of Social Services. There are 3 shelters in White Plains, one for men, one for women and the county shelter for families.

Apartments are available through the Women’s Y for those who qualify. Women’s Residence | YWCA White Plains & Central Westchester | Women’s Empowerment | Racial Equity | Children’s Learning Center — YWCA White Plains & Central Westchester | Women’s Empowerment | Children’s Learning Center

Search engine for Affordable Housing for state: https://housingsearch.hcr.ny.gov/housing/s/

Rent Controlled or Rent Stabilized Apartment Buildings:

One South Broadway is one of many apartment buildings in the city that are either rent controlled or rent stabilized and the county has a listing.

When actually looking for what is available there are lots of search sites with listings online but for the affordable choices (www.cityofwhiteplains.com/192/Affordable-Housing) or even senior housing (www.cityofwhiteplains.com/724/Senior-Housing-Resources) it would be wise to use city website to get more information:

Low-income choices: www.cityofwhiteplains.com/802/White-Plains-Housing-Authority.

Section 8 Voucher Program | White Plains, NY – Official Website.

See www.cityofwhiteplains.com/726/Housing-Counseling-Agencies for help in your search.

Update: There are waiting lists for Affordable Housing and can’t get through to Senior Housing places but an online service had no listings or available places in White Plains.