Exposure is usually created before anyone applies, in a listing, a text or a phone script. The safe habit is mechanical: every sentence describes the apartment, the building, the terms or the location, and nothing describes the occupant.
Put it to work
- Read every description once looking only for statements about people.
- Remove every source-of-income preference from templates and phone scripts.
- Use one written qualification standard applied to every applicant.
- Escalate uncertain language or owner instructions before publishing.
What to watch
Strike statements about people. “Perfect for a young professional,” “ideal for a small family,” “quiet building, mature residents” — each describes a preferred occupant rather than the property.
Do not advertise against lawful sources of income. New York City prohibits refusing housing vouchers and other lawful income sources, or publishing a preference against them, and the listing is the most common place that appears.
Describe rooms by what they are and what is permitted, not by who uses them. “Third room, windowed, 9 by 11” is a fact; “nursery” assigns a family type.
Apply qualification standards identically and count the subsidy when evaluating ability to pay. An income multiple applied to the tenant’s portion only, for a voucher holder, is the classic failure.
Do not relay a discriminatory owner instruction as though it were a neutral building policy. If an owner gives you one, escalate it internally rather than rephrasing it into the listing.
From field note to send
See what the listing email actually looks like
Compare the four single-listing designs before deciding whether a $99 send fits this property.