Finding Housing as an Incoming Resident

Most incoming residents rent. The practical challenge is that a landlord wants proof you will pay, and you arrive with a job contract but no US credit, no rental history and often no US address. The way through is a short first stay, a clear understanding of the lease, and care about scams. This is general information, not legal advice.

Timing: when to look #

• Before the match results: do not sign anything. You may not know your city.
• After Match Day: research neighbourhoods near your hospital. Ask the program coordinator and current residents where residents live and what the commute is like. Some programs keep housing lists or negotiated rates with nearby buildings.
• After your visa is secured: book a temporary stay. Look for permanent housing in person if you can.
• Start dates and lease dates: many leases start on the first of a month, and training starts on a fixed date, so line up the two to avoid paying for empty weeks.

What landlords typically ask for #

Requests vary by landlord. Common items are an application form, government photo ID, proof of income, a credit check, references, and an application fee. State law limits what fees and deposits are allowed in some places, so check your state's rules.

With no US credit file, ways to make your case include:

• Your signed employment contract or offer letter as proof of income. Many landlords set an income-to-rent expectation, so be ready to show it.
• A larger deposit or several months prepaid. Ask, but find out what your state allows.
• A co-signer or guarantor. A relative in the US may be possible. Some companies sell guarantor services, but compare costs and read terms.
• Alternative proof of reliability, such as bank statements, references from your home country or earlier landlords, or a letter from the program.
• Landlords who assess income instead of score. Smaller landlords are often more flexible than large management companies, though not always.

Without an SSN, a landlord may accept a passport and other documents. Ask before paying an application fee. See SSN and ITIN.

Reading a lease #

HUD's housing counsellor training stresses a written lease over a verbal agreement. Before signing, check:

1. Term and renewal. How long, and what happens at the end (automatic renewal, month-to-month)?
2. Rent, due date, late fees and accepted payment methods.
3. Security deposit amount, where it is held, and the rules and deadline for returning it. These are set mainly by state and local law.
4. Early termination. What if your training ends, you transfer, or you lose your visa? Residents have fixed contract dates, so ask about a sublet or lease-break clause.
5. Utilities and fees. Which ones are included? Are there parking, pet or amenity fees?
6. Repairs and entry. Who fixes what and how, and the notice the landlord must give before entering.
7. Rules on guests, subletting and roommates.

Take dated photos and video of the unit's condition at move-in, and note existing damage in writing. This protects your deposit.

Avoiding rental scams #

The Federal Trade Commission warns renters about fake listings and deposit fraud. New arrivals searching online from abroad are a common target. Warning signs:

• A price far below similar nearby units
• A "landlord" who is abroad and cannot show the place
• Pressure to pay a deposit before you have seen the unit or signed a lease
• A request to pay by wire transfer, gift cards, cryptocurrency or a peer-to-peer payment app
• A listing that copies photos and text from another site

What to do: search the address and the owner's name, confirm ownership through county property records where available, insist on a viewing (in person or a live video tour with a trusted friend or resident), and use traceable payment methods. Ask current residents and your program coordinator for recommended buildings.

Options to consider #

Other costs and protection #

• Renters insurance is inexpensive and often required. It covers belongings and liability.
• Utilities and internet may need a deposit if you have no credit. Ask whether your SSN or passport is acceptable.
• Commute and parking. A cheaper apartment far from the hospital can cost more when you add transport. See driver's licence and car basics.

Questions to ask your program #

• Do residents usually live in a particular area?
• Is there housing assistance or a relocation allowance? Both vary widely by program.
• Is there a call room or schedule that affects how close you need to live?
• Can a current resident help with a first-week stay or viewing?