Frequently Asked Questions

Can we see floor plans, amenities, lease start dates, and interior photos before scheduling a tour?

Yes. Each property listing on our website includes detailed information such as:

  • Floor plans
  • List of amenities
  • Rental pricing
  • Lease start dates
  • Interior photos and property details

We encourage prospective tenants to review these materials online before scheduling a tour.

Can we review the lease agreement before touring a property?

Yes. A copy of our lease agreement is available for review on our website. You can find the link at the bottom of the page.

We strongly encourage all prospective tenants to review the lease terms carefully before signing.

Do you allow pets?

Pets are not permitted in our homes. However, Service Animals and Emotional Support Animals are permitted with proper documentation provided prior to move-in, in accordance with applicable laws. Please refer to the lease agreement for more details.

Are there any hidden fees?

No. We do not charge hidden fees. The primary charge is the monthly rent.

We also do not charge extra fees for services such as:

  • Weekly trash removal
  • Landscaping
  • Snow removal

These services are included as part of your rental.

Are tenants responsible for utilities?

Tenants are responsible for setting up and paying for the following utilities directly in their own name:

  • Electricity
  • Natural Gas
  • Internet/WiFi

Water service remains in the University Hill Realty account, and the cost is billed back to tenants quarterly based on actual usage. For estimated utility costs, you may contact National Grid and local internet providers. Because all University Hill Realty homes include Energy Star appliances and energy-efficient upgrades, our homes typically have some of the lowest utility costs of any houses in the University Area.

Can tenants sublet their apartment?

Yes. Subletting is permitted and is a right under New York State law.

Semester and summer sublets are common. Permission is typically straightforward as long as the proper procedures are followed.

Can we paint or modify the apartment?

Minor modifications such as painting may be permitted. However, tenants must return the apartment to the same condition in which it was received at move-in when the lease ends.

Please contact our office before making any modifications to ensure approval.

How do we reserve one of your homes?

To reserve a property:

  1. Each person over age 18 must complete a separate application
  2. All tenants must sign the lease (in person or electronically through the tenant portal)
  3. The security deposit must be paid in full

Homes are rented on a first-come, first-served basis, which we have found to be the most fair and transparent system.

How much is the security deposit?

For undergraduate students:

Security deposit equal to one month’s rent

Last month’s rent prepaid

For all other tenants:

  • Security deposit equal to one month’s rent

How are repairs handled?

University Hill Realty employs three full-time maintenance employees who live in the University Area neighborhood.

Our maintenance team works:

Monday – Friday
8:00 AM – 4:30 PM

For emergencies outside office hours, we provide 24-hour emergency on-call service, including nights and weekends.

What if our group is missing a roommate?

This is common and usually easy to resolve.

Because there is a strong demand for housing in the University Area, groups actively looking for an additional roommate typically have little difficulty finding one.

Students frequently join existing groups to fill open rooms.

Additional Questions Students Frequently Ask

How far are your homes from Syracuse University?

All University Hill Realty homes are located within approximately ½ mile of Syracuse University and within the Westcott / University neighborhood.

Most students can easily walk to campus in just a few minutes.

Nearby destinations include:

  • Syracuse University
  • SUNY ESF
  • Marshall Street restaurants and shops
  • Thornden Park
  • Local cafes and grocery stores

When should students start looking for off-campus housing?

Most students begin looking for housing 10–12 months before their planned move-in date.

Many groups start searching during the fall semester for housing the following academic year, and popular homes often reserve quickly.

Starting early helps students secure the best house size and location.

Is off-campus housing cheaper than living in Syracuse University dorms?

In many cases, yes.

Typical monthly costs for our housing average:

  • $500 per month in rent
  • About $75 per month in utilities

This totals roughly $575 per month.

Dormitory housing can cost $1,600 per month or more, often not including additional meal plan expenses.

Many students choose off-campus housing because it offers more space, privacy, and lower overall costs.

Do you offer parking?

Yes. Many of our homes include off-street parking or driveway parking for tenants.

Parking availability varies by property, so please check the specific listing for details.

Do you offer furnished apartments?

Most University Hill Realty homes and apartments are unfurnished, allowing students to bring their own furniture and personalize their living space.

However, we do operate one rooming house with 12 furnished bedrooms that share common kitchen and living spaces. These rooms come furnished.

All other University Hill Realty homes are rented unfurnished and cannot be furnished.

Students in unfurnished homes often coordinate furnishings with their roommates or purchase affordable furniture locally.

Final Advice for Students and Parents

There are many landlord choices in the University Area. We encourage students and parents to be informed renters.

Before signing a lease, we recommend that you:

  • Carefully read the lease agreement
  • Rent from a landlord with a real office and regular office hours
  • Choose landlords who employ in-house maintenance staff rather than relying entirely on subcontractors
  • Research landlord reputations through the Syracuse University Off-Campus Housing Office

When touring a property, consider asking when key systems were last upgraded, including:

  • Furnace
  • Water heater
  • Roof
  • Electrical panel
  • Kitchen appliances
  • Windows and basement windows

If a landlord cannot answer these questions or the systems appear outdated, you may want to continue searching or negotiate improvements.

An informed renter is always in the best position to choose safe, reliable housing.