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Welcome to Apartment Life, a monthly discussion of rental issues and lifestyle. Washington Post columnist Sara Gebhardt takes your questions and comments.

Editor's Note: Washingtonpost.com moderators retain editorial control over Live Online discussions and choose the most relevant questions for guests and hosts; guests and hosts can decline to answer questions.

Sara Gebhardt: Buenas noches, everyone. It's that time again for me to answer all questions apartment-related. The snow (or impending) hasn't cancelled my usual disclaimer: I am not a lawyer or a realtor. That aside, let's begin our discussion.

Old Town: Sara,

I just moved out of a bad roommate situation, and it seems right into another one. When I interviewed the rentor, she had the house cleaned, perfumed, smelling and looking immaculate. I didn't ask if she smokes. Now that I've been in there one month, I realize she does smoke - about a pack a minute. Everything I own now smells of smoke, very badly. I come to work and smell like smoke, my car smells like smoke, I've gone to the gym to take a shower instead of using the shared one. I even have heartburn for the first time and it's bad. I am desperately looking for a new place. Do I have any type of case to make her pay for all of my damaged things, or do I just get out?

Sara Gebhardt: Hi, Old Town,
You probably cannot make her pay for your damages from the smoke since you didn't specify that you wanted a non-smoker, nor (it seems) have you asked her to stop smoking inside. I'd say, just get out, and chalk it up to experience when looking for a new place to live and/or a new roommate. You certainly don't want to resent having to take a shower at the gym or smelling like smoke for too much longer.

Hyattsville, Maryland: Is it possible to break a lease if you have
the the neighborhood you are renting in is
dangerous (crime, etc.) and your apartment
had an attempted break-in?

Sara Gebhardt: In order to break a lease, you have to make sure there is good cause. As a general rule, a tenant cannot legally break a lease unless the landlord significantly violates its terms--for example, by failing to make necessary repairs or failing to comply with safety standards.

Crime is usually not good enough cause to break a lease, but you might try talking about your concerns with your landlord and finding out what the chances are he or she will let you off the hook.

Long Island City, New York: Hi Sara, loved the last chat you did here. Wondering if you can help me with a problem I'm having on credit issues. Say I've spent too much on my credit cards and had some issues making payments in the past (although I've been in good standing for the past year). How much will bad credit affect getting an apartment? Do they look closely at that?

Sara Gebhardt: Even with bad credit, you can take certain steps to get an apartment, and it also depends on how messy your credit actually is. But if you turned your credit around in the last year, you have a great chance of getting a place. You should talk openly with a prospective landlord about your credit, and you can help your case by paying the first few months rent up front and proving that you have been a model tenant elsewhere. Rental history, as well as a good job and a letter from your employer stating your status helps too. If a landlord still doesn't buy that you will be a good tenant, you'll probably have to find someone to cosign your lease.

Arlington, Va: I am looking for a small condominium, probably a garden apartment, in the Arlington area that permits large dogs - labs. I know the Post ran a feature about this a while back but I can't seem to locate it. Many thanks

washingtonpost.com: I believe the article you're referring to ran February 15, 2003. Something to Savor at Peppertree Farm, Cinnamon Run is the title, and the apartment complexes are located in Silver Spring. The address for Peppertree Farm is 14120 Weeping Willow Dr and the phone number is 301-460-4020. Cinnamon Run is 3600 Pear Tree Ct. at 301-598-2220. Hope this helps.

Sara Gebhardt: Hey Arlington,
I'm not sure of the exact building, but you can search for pet-friendly buildings on http://www.peoplewithpets.com/
or rentwithpets.org. Looks like washingtonpost.com chimed in with the answer. Thanks!

how to meet people: I moved into a small (21 unit) apartment house.

Besides a couple washers/dryers, it has few amenities where I could meet people.

In one week, I've only bumped into one person, although I hear people walking up and down the stairs.

Any suggestions? Thanks.

Sara Gebhardt: It seems this is a very popular question on my discussions. How do you meet people anywhere? Besides lurking in common areas or doing your laundry every night to "bump" into your neighbors, think about arranging a social get-together and get your landlord's permission. If you're trying to play it cool and don't want to play social coordinator, you could set up a meeting under the guise of safety issues. Beyond obvoius human nature that makes you want to find out about and/or check out your neighbors, knowing who they are what they look like helps on the safety front.

K.O.B. in Washington DC: Hello Sara,

My girlfriend and I, after much discussion and thought, have aggreed to live together sometime in the near future. We both aggree that this will be a step forward in an already get relationship. We feel it will help us both financially save for our future together. (ie. wedding plans, honeymoon, etc.) What do you recommend for partners who decide to become 'roommates' but dont feel safe enough to open a savings/ checking account jointly, to account for monthly bills and expenses. (cell phones, groceries?)

Thanks,

Sara Gebhardt: Becoming roommates with a romantic partner is much like most roommate situations. Most roommates do not open each other's mail or show each other monthly bills and expenses, so I'd say go for it if it's the move you want to make for your relationship. Keep in mind that roommates, even good friends who cohabitate, often have problems due to just about everyhting, close quarters, money, cleaning (or lack of), etc. So if you're ready for that, good luck.

alexandria, virginia: sarah,
i live in an apartment in alexandria. when i first moved in, oh back in august, the apartment people said that they had a little leak in the parking garage and that it would be taken care of soon. this meant, according to them, that there were a couple of spots where you wouldn't want to park. consequently, there were no assigned spots in that garage.

well, it's almost march and nothing has been done. i recently parked in a spot where there were no visible signs of a leak, only to come out and see a fourth of my brand new car covered in the wet stuff that falls from the pipes. the problem with this stuff is that the residue does not come off. i already had a stain on my windshield that won't come off. while the apartment will pay for cleaning or worse case scenario, a paint job, it is such a pain to take care of it. i don't want to go through the hassle of getting it cleaned or repainted only to have it happen again.

in addition, i don't feel safe. the other night i was followed by a strange car into the garage. having enough sense, i didn't get out, only circled the perimeter. he followed me. my point is i don't feel safe. after i filed a report, they hired a "security" guy who sits in his car outside one of the 4 garages.

after all this, i want to know if i have grounds to break my lease. i'm fed up with the swimming pool of a parking lot in which i have to park my car. i haven't even described the weeks during which time the fire alarm would go off every other day. please advise.

Sara Gebhardt: Hi Alexandria,
It seems like today is also a day full of people itching to break their lease. First, for those wondering about getting out of a lease, read through yours carefully to determine if there's an early termination clause. If so, then you can follow the rules in the clause to terminate. If not, then you need to find out if you've got good cause. In your case, it seems at least on the crime front, your landlord has made an effort to pump-up security, even if you don't agree with the method or strength of that effort. You might want to contact the Virginia Legal Aid Society for advice:
http://www.vlas.org/

Dupont Circle, D.C.: I'm thinking of moving to a new neighborhood that seems interesting -- it's artsy and a little on the funky side (in a good way). I like more undiscovered places, esp. since Dupont Circle gets old after awhile. However, I've heard the area is dangerous and that there have even been recent muggings. As a single woman living with another roommate (a woman), do you have any advice on living in that sort of neighborhood? HOw do I find out if it's safe for me?

Sara Gebhardt: Dupont,
What neighborhood? I'd say, first contact the local police department and ask them about crime for the last year. They'll be able to break it down for you in terms of assaults, car thefts, break-ins, disorderly conduct, etc. You should also visit the neighbhorhood at night and during the day to find out if you feel safe there. The safety barometer is very personal, and what may not be right for some, might be right for others. (You know the world don't move to the beat of just one drum.)

Re: Living together before marriage: Do yourselves a favor and TALK. Talk about morning habits, evening habits. Late to bed? Early riser? Dishes -- done immediately or let 'em soak? All the things you need to know to live comfortably together whether you're getting married or not. Compromise is also good.

Sara Gebhardt: Here's a tip for the couple thinking of moving in together before opening a joint bank account.

Washington DC: My questions involve an apartment building I moved out of in December called The Consulate, that is managed by Charles E. Smith. I moved into the Consulate in August, 2000 and from that time until my departure, the building did not repair my air conditioning unit. I made numerous requests. The unit was over twenty years old. While this happened, the building replaced numerous units in other apartments. The result is that I ended up paying electric bills ranging between 100 and 200 dollars more than my neighbors in comparable apartmernts. I deducted the difference from my rent checks, which were signed RENT PAID IN FULL and were cashed by Charles E. Smith. They now seek the unpaid rent. Result?

Also note that the Consulate requires TWO MONTHS notice to move out, which is in violation of the DC housing code. The building has many tenants from abroad and college students who are probably not aware of this code violation. I would like to report this and see action taken against the building for my troubles. What should I do?

Lastly, I am aware that after the last rent increase, some tenants called the building acting as prospective tenants and asking the renting price. The answer given was significantly lower thatn the rent increase. The building then told these tenants they did not have to pay the rent increase. Is this discrimination against those tenants who did pay the rent increase?

washingtonpost.com: According to the rental FAQS on our Web site, tenants cannot deduct portions of their rent checks or withhold payment. But tenants can create escrow accounts. Here's what is says: Rent escrow is not something you can do by yourself. Only the courts, after hearing your complaints can set up a rent escrow account, and only after you or local housing authorities have notified the landlord of his violations. It is possible for you to simply withhold your rent to force action by a landlord if you think your apartment is unlivable, but you must notify the landlord by certified mail. And "withholding your rent can get you in a worse situation than you're already in," because your landlord can try to evict you. If you prevail in court, a rent escrow account will be set up anyway. Sara, we're passing this along to you in case it's helpful.

Sara Gebhardt: Washington,
Remember that you should never hold back rent without getting permission from your landlord. Doing so leads to legal problems much of the time. To report or ask about code violations in D.C., contact the Department of Consumer and Regulatory Affairs, (202) 442-4400, http://dcra.dc.gov/main.shtm

To figure out what rights you have based on the situation and whether you can get out of paying the rent you withheld for your a.c. situation, you can also seek the help of D.C. Law Students in Court Program - (202)638-4798 or the D.C. Landlord Tenant Court - (202)879-4879.

Hope this helps.

Charlotte, NC: Dear Sara,
I've recently moved in with a friend and two acquaintances. It turns out the acquaintances are a little on the crazy side (one likes really loud...encounters with men and the other makes sushi every night in the kitchen and doesn't clean up so I have started stinking of fish-- it's ridiculous!) and I can't stand living here. But I'm on the lease! What can I do? ANything?

Sara Gebhardt: Wow. Sounds like Real World drama. Hope you're getting some spicy tuna rolls out of the deal. Either way, getting out of the lease may be difficult since roommates all over the world find themselves in similar conundrums. First, look at the terms of your lease. In most cases, roommates are considered "tenants in common," and anybody named on the lease is responsible for the rent. Check with your landlord to see if you can arrange for someone to take your place on the lease. Which brings me to the final point. Prior to signing any lease, it is always a good idea to have a written agreement among roommates that state individual responsibilities and expectations.

neighborhoods: i went through the same thing as the Dupont writer before moving to Logan Circle. At that time you could crime reports online (crimereports.com, I think). I printed them all out and got a map and made little dots for street crime. Then I went and walked around. I discovered that Logan is actually safer than Dupont in some respects!

I've been there three years now and love it - you wouldn't get me back to dull old Dupont.

Sara Gebhardt: Good tip. Thanks!

san francisco, ca: Hey Sara! I'm moving to DC from San Fran and don't know a soul. Any tips on how to find a roommate there?

Sara Gebhardt: You can find a roommate in the District by normal channels. There are various roommate search web sites on the Internet, or you could go to more local places like craigslist.org or hotzoo.com or washingtoncitypaper.com or washingtonpost.com to find people in a similar situation. There are so many people moving in and out of D.C. at any given time that it shouldn't be too hard to find a roommate.

DC: Please don't advise that people call the DC Landlord and Tenant Court for help. As a lawyer who practices in that court every now and then, I can attest to the lines of people looking for free legal advice from the clerks, only to be told that the clerks can't give legal advice. These people clog up the system and make even a simple filing a half-day ordeal. Better to simply recommend that they call Legal Aid, Law Students in Court or another lawyer who can properly advise them. Only when you're ready to file a lawsuit (or defend one) should you take up the resources of the court.

Sara Gebhardt: I'm sure frustrated apartment-dwellers will appreciate the advice. Anyone have a bad experience with DC Landlord and Tenant Court?

Dupont Circle - The Newport: For the person with the lab looking for an apartment, forget peoplewithpets. I've found the links here on the washington post site to be excellent. It's in partnership with apartments.com. (click on marketplace) You can specify pets, and other amenities (I have cats). There seems to be a current trend towards allowing large dogs, maybe for security reasons. And I am furious at the apartments that allow declawed cats only. The ASPCA and USHS are opposed to declawing cats.

Sara Gebhardt: This is one for pet-lovers.

Washington, DC: Hi. It's not mentioned in my lease, but I've been at my apartment for 10 years. Should I be entitled to a paint job? The walls are a bit funky..

Sara Gebhardt: It may well be time for an upgrade. Ask your property owner and see what can be done.

Northwest, DC: Sara -
I live in a rowhouse, not an apartment, but I thought you might be able to answer this question about neighborly manners. My next door neighbors have two dogs that bark constantly while the couple is at work, beginning as early as 7 a.m. I never see my neighbors since they're at work while I'm home, and vice versa (they're chefs). I've ruled out slipping the dogs sleeping pills since i don't know how they'd react. Short of staying up late or getting up early to catch my neighbors while they're home, what can I do? Is it acceptable to slip a note under their door asking them to find a way to silence their dogs, assuming the dogs don't tear it to shreds? I'm losing sleep and at my wit's end.
Thanks!
- Sleepless and seriously annoyed

Sara Gebhardt: Sleepless in Northwest,
I always advise people to speak with their neighbors directly. If you catch them in person, you can a) gauge their reaction to your complaint and b) know that the complaint was actually received. Plus, it's good for neighbor relationships because nobody really wants to live next to someone who becomes an enemy based on barking dogs. If the prospect of barking at your neighbor about barking dogs scares you, send the landlord as your messenger.

Wasington....soon to be NYC: Sara,
This is a washington chat...but if you could offer some advice for a future new york renter I would appreciate it. I'm headed to manhattan in July to start a new job. I'm pretty intent on finding a great place, and will have the resources to afford a decent one. I'm wondering how far in advance I should start looking, and if there are any tips on sealing the deal. By all accounts, the New York market is a nasty one, so any advice you can offer would be tremendously helpful. Thanks in advance...

Sara Gebhardt: Yes, the New York market IS a nasty one. Contact friends or future colleagues in New York and talk to them about when you should start. I imagine a few months in advance is a decent amount of time to look. New Yorkers often use brokers to find apartments, so you could ask a broker about the process as well.

McLean, VA: So my roommate and I just moved into a new apartment- definite step up for us. We met with the property managers about a month before move in, everything seemed great. Well about a week later, one of my coworkers who lives in the same development mentioned that the property manager had sold the development and that the staff was all changing, etc.

We moved in on the 15th of this month. Our carpet was being shampooed at 2 PM the day before move in when I picked up my keys. Needless to say, it was still wet. Beyond that, it was filthy. It literally looked like someone had relieved themselves all over the floor in my roomates bedroom. The dishwasher was coming out of the wall, and numerous other small problems.

We're disappointed about the change in management that we weren't notified about. One of the reasons I liked the complex so much was the previous management company. They have a stellar reputation in the area, and I have many friends who are constantly impressed with their service at other buildings. We were offered another apartment in the complex or a new carpet by the new management, but the fact of the matted is that we didn't want to have to move again. So they gave us half of the pet deposit back, but now that seems too small.

What do you think? Sorry for the long rant.

Sara Gebhardt: This is an interesting situation. You obviously should have been notified about the change in management when you moved in. I'll look into it more if you email me at gebhardts@washpost.com.

Arlington, VA: I just found posted on my apartment building's bulletin board an advertisement for reduced rent. In fact now, tent on 2 bedroom apartments at my complex is less then the rent on my one bedroom. I'm paying $825 for a one bedroom and now they're leasing for $620. The deal explicitly says it does not apply to current tenants. However, I'm thinking I should try to get a better deal out of my landlord, given that they have many units vacant for months, it seems like they would want to keep a good, rent-paying tenant like me. What do you think are my chances of getting reduced rent?

Sara Gebhardt: Please read my column from last Saturday's paper. It deals entirely with this issue.

Bethesda, MD: Dear Sara, My roommate has a habit of bringing home strange men. I know it's her right, her life, but some of them are pretty shady characters, and quite frankly, they make me uncomfortable. I've started sleepign with my door locked. Do I have the right to ask her to stop? Thanks,
Creeped Out

Sara Gebhardt: You definitely should have an honest talk with your roommate. Start by saying that you respect her privacy but that you are starting to feel unsafe. Communication is a means to making sure your roommie's behavior doesn't hinder your living situation further. If there are regular guests, you might also want to just mention that you are paying rent under the assumption that only 2 people live there. Which brings me back to a point I made earlier.... Before getting into a lease with roommates, you should formulate a written agreement with rules, which could even include overnight guests.

mclean, va: Hi, Im looking to move into DC this fall, I'm wondering what you know about the Logan Circle area and what it's reputation is. Is it safe? young? diverse? I hear it's a cheaper option than dupont or adams morgan. thanks!

Sara Gebhardt: The Logan Circle area's reputation is increasing by the day. It's still relatively cheaper than Dupont, but, like any neighborhood that becomes discovered as a cheap, hip alternative, it's becoming more expensive by the day. Any Logan-ites out there who want to make a pitch for their neighborhood?

Silver Spring, MD: Love the chats, Sara! For all the folks out there who are trying to break a lease, remember this term "quiet enjoyment." A friend of mine broke a lease at the Lenox Park in Silver Spring due to a ventilation shaft problem that backed up the odor of dry waste into hallways and her apartment. She used her law school's free legal service and they were able to negotiate her right out of that apartment. The Lenox also benefitted by not having the whole debacle in the newspapers which could hurt the reputation of the management company. Never threaten that, but keep in mind that an apartment complex needs to keep bodies moving in and out of unit, so it would behoove them to keep that synergy going.

Sara Gebhardt: Thanks for the comment. Quiet enjoyment is always a key phrase to throw around in the apartment living arena.

barking dogs: As an owner of a former barking dog, please leave a note for the dog owners. I truly never knew that my dog barked. He was sleeping when I left for work, he was sleeping when I got home. But he was driving some neighbors nuts. They never spoke to me, but sent certified letters to the apt. owner, the mgmt company and the local animal shelter. I almost lost my home. As soon as I was notified, I fixed the problem.

Sara Gebhardt: Thanks.

Sara Gebhardt: Well, it's time for me to go, but I'll be back at the end of next month. Sorry I didn't get to all of your questions. If you have ideas or issues for my Apartment Life comment, feel free to write me at gebhardts@washpost.com. Take care and until next time.

Sara Gebhardt: I meant Apartment Life "column." My next chat will be the last Thursday of March.

washingtonpost.com: Come back for the next Apartment Life Live Online on Thursday, March 27.

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