The Nest

NestApple's Real Estate Blog

Featuring real estate articles and information to help real estate buyers and sellers. The Nest features writings from Georges Benoliel and other real estate professionals. Georges is the Co-Founder of NestApple and has been working as an active real estate investor for over a decade.

Doorman building in NYC: expense or necessity?

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New York City Buildings are iconic. For some people, apartment buildings in NYC with a doorman are a MUST. They range from ultra-luxurious to rat nests and everything in between. Several amenities and requirements should be analyzed when looking to buy vs. rent, condo vs. coop. Budget and personal preferences determine how many boxes you check when building amenities. When buying or renting a place in New York City, prospective buyers and tenants can decide whether or not they want to live in a building with a doorman. Living in a doorman building in NYC comes with subcategories: full-time doorman, part-time doorman, virtual doorman, and a combination of the above.

New York Skyline, Doorman building in NYC:

Your broker at NestApple will help you decide what choice is better for you by going through some of the pros and cons of having a doorman.

Pros of apartment buildings in NYC with a doorman

One of the more apparent advantages of living in a doorman building is, of course, safety. Concierges filter the traffic of visitors and goods going in and out of the building. Visitors cannot enter if not announced, and they will have to call up to enter the building. For instance, doormen will call if someone is here to deliver food and authorize that person to go through the lobby provided the resident confirms they are expecting a delivery.

The same applies to packages. Having a doorman to receive packages means no need to worry about being home when that delivery you’ve been longing for finally arrives. The doorman will take care of everything and store the package until you are back from your weekend away.

Your doorman will also be a permanent helping hand at the entrance of the building. Need a hand with those heavy groceries? Need someone to bring your luggage up and down before a big trip? He’s your man.

The doorman is responsible for the overall cleanliness and order of the lobby. Hailing taxis is an old-school doorman task.

Cons of Doorman building in NYC

Like everything in life, comfort and efficiency both come at a cost. From a strictly financial standpoint, buildings with doormen are generally more expensive.

Manhattan Doorman vs non Doorman buildings comps - Doorman building in NYC:

The monthly rent difference between doorman and non-doorman buildings has remained relatively constant at $1000/month over the past ten years. Indeed, according to the WSJ, the average price per square foot is 65% higher in buildings with doormen than those with no doorman. Moreover, large holiday tips are somewhat expected and certainly worth considering.

Some believe that having a doorman is intrusive. Indeed, they think that having someone know their schedule and what visitors they have is not worth all the advantages of having a doorman. This is especially true for coops.

street of new york city: Doorman building in NYC

Ultimately the decision is yours. Would you like the security of having someone opening doors for you, monitoring building traffic, and receiving your dry cleaning? Or would you prefer to save those fees and upgrade square footage? Thankfully you live in a city with endless possibilities.

When you buy a place, it’s always good to ask for tips and gossip from the doorman, especially when no broker is involved and the seller is putting on the market FSBO.

Give our licensed specialist at NestApple a call to save on broker fees!

Written By: Georges Benoliel

Georges has been working in Wall Street for the last 16 years trading derivatives with hedge funds. He has been an active real estate investor for over a decade. Georges graduated from HEC Business School in Paris and holds a master in Finance from ESADE Barcelona.

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