Roommates, guarantors and parents: how Gen Z actually qualifies in NYC.
At today's median rent, renting alone takes a six-figure income. Here is the math on roommates, guarantors and parents, and how to pick the path that fits you.
Most young NYC renters qualify one of three ways: their own income at 40x the rent, combined income with roommates, or a guarantor who earns about 80x the rent. Landlord rules vary, so ask before you apply.
- →At the NYC median rent of $4,150, 40x is $166,000 a year.
- →Split between two roommates, that is $83,000 each, if the landlord combines incomes.
- →A guarantor at 80x needs $332,000 a year.
Most young renters in New York don’t qualify alone.
That is not a personal failure. It is the math.
And once you see the math, you can pick your path before you start touring.
Why is it so hard to qualify alone?
Most NYC landlords use the 40x rule. Your yearly income should be at least 40 times the monthly rent.
At the median asking rent in NYC, $4,150, that is:
$4,150 x 40 = $166,000 a year.
By borough, at the median:
- Manhattan. $4,995 x 40 = $199,800.
- Brooklyn. $3,945 x 40 = $157,800.
- Queens. $3,400 x 40 = $136,000.
Most people in their early twenties don’t make that. And it shows up in how this generation feels about housing. 67% of Gen Z say they struggle to afford their rent or mortgage.
Here is the twist. Most of them would still rather live alone. In one national survey, 64% of Gen Z renters said they live without roommates and want to keep it that way.
So there is a gap between what young renters want and what the 40x rule lets them do. There are three main ways people close it.
Path 1: Roommates
Split the rent, and often, split the income test.
Many landlords add up roommates’ incomes and check the total against 40x. Using the NYC median, assuming everyone earns the same:
- 2 roommates. $166,000 / 2 = $83,000 each.
- 3 roommates. $166,000 / 3 = about $55,333 each.
That is a very different number than $166,000.
But this is common practice, not a rule. Some landlords want each person to clear a share of the rent on their own. Some want a guarantor for anyone who falls short. Ask how they count income before you pay to apply.
One more thing. Ask whether the lease makes each roommate responsible for the full rent. If it does and one person bails, the others are still on the hook. Pick roommates like you would pick a business partner.
Path 2: A guarantor
If your income is under 40x, most landlords will ask for a guarantor. Someone who signs on to pay the rent if you can’t.
The common bar is 80x the monthly rent.
At the NYC median: $4,150 x 80 = $332,000 a year.
That is a lot. Many families don’t earn that, and that is fine. It just means a guarantor is not an option for everyone.
If you go this route, I wrote a full breakdown of guarantors and the 80x rule.
Path 3: Parents, but not as guarantors
Some parents help in other ways. Helping with the deposit. Helping with moving costs.
Just know the cap. In New York, a security deposit can be no more than 1 month’s rent. A landlord cannot ask for 3 months upfront because you are young or your income is short. That is the law.
And application and background check fees are capped at $20.
How do I pick the right path?
Here is what I would tell any friend in their twenties searching right now.
- Find your solo number. Divide your yearly income by 40. That is the most rent you qualify for alone.
- Compare it to the median. If your number is close, a slightly cheaper apartment might beat bringing in roommates.
- Ask how they count income. Before you apply, ask the landlord or agent if roommates are combined, and what they need from a guarantor.
- Get your paperwork ready once. Pay stubs, offer letter, ID. Every roommate and guarantor too. The fastest applications win in this market.
- Read before anyone signs. Roommates and guarantors are signing real promises. Make sure everyone knows what they are agreeing to.
Here is how I see it
The 40x rule is a blunt tool. It was built for one person, one paycheck, one apartment.
That is not how a lot of young people rent anymore.
The median verified renter on Nessoo earns 52x their monthly rent. Renters on Nessoo verify income and identity once, upfront, and get matched directly to units that fit their budget.
Whatever path you pick, know your number first.
Then go find the apartment.
“Know your number before you fall in love with an apartment, or a roommate.”
Frequently asked questions
Can roommates combine income to qualify for a NYC apartment?
Often, yes. Many landlords add roommates' incomes together and check the total against 40x the rent. It is common practice, not a rule, so confirm with each landlord before you apply.
How much does each roommate need to make in NYC?
At the $4,150 median asking rent and a combined 40x rule, two roommates need $83,000 each and three need about $55,333 each, assuming equal incomes.
How much does a guarantor need to make in NYC?
Most landlords want a guarantor to earn at least 80 times the monthly rent per year. At the $4,150 median, that is $332,000.
Can a landlord ask for extra deposit instead of a guarantor?
New York law caps any security deposit or advance at 1 month's rent, so a landlord cannot ask for extra months instead.
Einhorn, Gabe. “Roommates, guarantors and parents: how Gen Z actually qualifies in NYC.” Nessoo Report, Nessoo (nessoo.com), Oct 16, 2026.
Co-founder of Nessoo, the verify-first rental marketplace in New York. He writes every Nessoo Report. nessoo.com
Sources
- StreetEasy, September 2026 market report (median asking rents: NYC $4,150, Manhattan $4,995, Brooklyn $3,945, Queens $3,400)
- HousingWire, "Gen Z offers its thoughts on the renter vs. homeowner debate," Aug 29, 2025 (Entrata and Qualtrics survey of 2,000+ US renters, January 2025)
- Redfin, survey of 4,000 US residents conducted by Ipsos, November 2025, published Feb 24, 2026
- NY General Obligations Law 7-108 (deposit or advance capped at 1 month's rent)
- NY Real Property Law 238-a (Housing Stability and Tenant Protection Act of 2019): application and background check fees capped at $20
- Nessoo data, October 2026: 5,000+ verified renters, median income 52x monthly rent