Leases- 18 y/o

[pinetree47]

Jurisdiction

Washington

I'm 17 but I need to move out the minute I hit 18. Hence, apartment hunting is ongoing, and I'm nervous because I don't have any credit and I would not have a cosigner. I have employment and money saved so I could handle a few months of rent, and I still have time left before I turn 18. What can I do to maximize my chances of getting an apartment?

 

[Zigner]

As I said on the other forum you posted this on:

I'm sorry, but your (your friend's) question is not a legal question. Quite likely, you(r friend) will need a cosigner. The chances of finding a landlord who will rent to a minor are virtually nil.

 

[army judge]

Youth (ages 12-17) and young adults (ages 18-24) who are currently experiencing homelessness, have unstable housing, or are concerned they might become homeless can find resources from local service providers listed. OHY does not provide any services directly.

Washington state might be able to assist you in your quest to AVOID youth homelessness, read below to see if you qualify for their services.

1. Washington 211: Visit the website or dial 211 to search for a range of community resources, including housing, food, education and other services throughout the state.
2. Coordinated Entry site (Excel): Contact your local coordinated entry site, as this is often the first step required to access a housing program. Coordinated Entry is responsible for prioritizing individuals and households by level of need and connecting them with services that have openings. Some sites have youth and young adult specific providers listed.
3. OHY Funded Service Provider List (Excel): The list of organizations with OHY funding or oversight is organized by county or search the resource map at the link. Contact a youth service provider directly for program-specific information on eligibility and how to access available services. This is not a comprehensive list of all resources like 211.

Which program do I need?

OHY services are available for people in a variety of situations. You could qualify for help if you are couch surfing, doubling up, behind on bills or in other situations where your housing is unstable. Many organizations provide additional services and can help you navigate to the right program for your needs. Please reach out to a service provider in your area even if you are unsure if you qualify. They will likely need to ask some questions about your situation to understand how best to help.

Crisis Response: Do you need essentials like food, hygiene supplies, emergency shelter or finding other resources?

Prevention: Is your housing unstable or need help avoiding homelessness?

Youth Residential Services: Are you under 18 and needing housing or support?

Young Adult Housing: Do you need help with rent or other housing costs?

Frequently Asked Questions

Answers below relate specifically to OHY-funded services, also see Washington | Homeless Youth Handbook for more statewide information and resources.

What are my rights when getting services?

What information do I have to share about myself?

What if I cannot or do not want to contact my parents or guardians?

What happens with the information I share with staff?

Are you pregnant or parenting?

Do you have a disability or need accommodations?

Have you experienced violence or a threatening situation?

Have you experienced foster care?

Are you an immigrant or not a U.S. citizen?

Are you moving to another area?

Are you waiting for services but need help now?

Are you age 25 or older?

OHY Resources for Youth and Young Adults

www.commerce.wa.gov

Housing Assistance | WA.gov

This guide has links to programs and resources to help if you’re experiencing homelessness or the threat of losing your housing. Here you can connect with shelter, safety, and support. Homeless Shelters Need housing tonight? This directory lists all the shelters in Washington State that offer...

wa.gov

 

[adjusterjack]

I'm 17 but I need to move out the minute I hit 18.

Why?

 

[Tax Counsel]

I'm 17 but I need to move out the minute I hit 18. Hence, apartment hunting is ongoing, and I'm nervous because I don't have any credit and I would not have a cosigner. I have employment and money saved so I could handle a few months of rent, and I still have time left before I turn 18. What can I do to maximize my chances of getting an apartment?

You'd need to arrange a place to stay before you have to move out. That way you can immediately move into your own place. One of the problems the landlord will be concerned about is that you are under the age of majority (age 18). Minors may disaffirm most contracts they make and that would me mean if you sign the lease contract before you turn 18 you might be able to just abandon the place without paying rent and the landlord might not have any recourse.

The is one provision in the law that would help a reluctant landlord who is concerned about the majority issue is that Washingon state, like most other states, makes contracts a minor enters into for necessities, which includes housing, enforceable just as it would be if you signed it after you turned 18.

Also, if you put down a security/rent deposit of 2+ month's rent and fees before turning 18 that can provide some comfort to the landlord that you will actually move in and pay the rent. The old refrain that "money talks" applies here. The more you do to assure the landlord that you won't be a money losing tenant the better chance you have of getting approved for a lease. For example, you could further calm some of the reluctance of the landlord by agreeing to reaffirm the lease agreement after you turn 18. That would take the minority issue off the table.

What it doesn't solve is the problem that you will have just turned 18 and likely have little or no credit history for the landlord to use to assess the risk of default. If the you don't have enough income coming in to support paying the rent that's another hurdle to clear. The advice often given is that your rent should be no more than ⅓ your monthly income. That means what the rent rates are in the areas in which you want to live are are important to how likely a landlord will be to lease to you.

If the you can't do it by on your own then I agree with Zigner that you are going to need a cosigner to rent a regular apartment. It doesn't have to be your parents or even a relative. It just has to be someone with credit and financial ability to pay the rent if you fail to pay it.

There may also be government assisted living options that you could use to get started.

 

[zddoodah]

Your post doesn't raise any legal issues.

 

[Michael Wechsler]

I'm 17 but I need to move out the minute I hit 18. Hence, apartment hunting is ongoing, and I'm nervous because I don't have any credit and I would not have a cosigner. I have employment and money saved so I could handle a few months of rent, and I still have time left before I turn 18. What can I do to maximize my chances of getting an apartment?

This is a good question even though there isn't a legal issue presented. I'm sympathetic to our young people who want or need to start their own lives earlier than planned, but this is often not a simple endeavor.

As most have mentioned above, the key issue is risk mitigation - what is the chance that you'll end up not paying the rent during the lease period, leaving the landlord with a problem? There is one incentive that many do appreciate to minimize risk - up front cash deposits. Based on my experience (as both a landlord tenant attorney and apartment building board member for a long time), this is the most common and compelling method of obtaining a lease if you do not have a guarantor (a cosignor with money.) My guess is that you'd be better off trying to negotiate with small property owners, perhaps someone who has a legalized basement apartment or the like and who might be willing to make an exception for you.

Unfortunately we don't specialize in this type of help as we are a law forum but I hope that this and the above comments are helpful to you in being able to secure an apartment in the future.