#Florida landlord guide

[lawofficeofryansshipp]

A Floridian Landlord's Playbook for Overcoming Common Rental Hurdles

    Florida Eviction Lawyers Hey there, fellow Landlord,   Diving into the world of Florida real estate can be as thrilling as a rocket launch at Cape Canaveral. Here’s my personal guide, honed from years in the trenches, to help you navigate the common ups and downs of renting out property. Ensuring Rent Arrives on Time We’ve all felt the sting of late rent payments. Clear communication about…

[anayio]

PROPERTYMANAGERSİNFO - GOLD

Unlocking the Door to a Rewarding Career: Property Managers Info

Are you considering a career in property management? Are you looking for guidance on how to become a property manager, especially in the vibrant state of Florida? Look no further than Property Managers Info – your ultimate resource for all things related to property management education, career pathways, and opportunities.

Property Managers: The Gatekeepers of Real Estate:

Property managers play a crucial role in the real estate industry, serving as the bridge between property owners and tenants. They are responsible for overseeing the day-to-day operations of rental properties, handling tenant relations, ensuring property maintenance, and maximizing the return on investment for property owners. As a property manager, you have the opportunity to make a positive impact on both landlords and tenants while building a rewarding career in a dynamic field.

How Do I Become a Property Manager in Florida?

How do I become a property manager in Florida? If you're interested in pursuing a career as a property manager in Florida, you've come to the right place. Property Managers Info provides comprehensive information on the steps you need to take to become licensed and certified as a property manager in the Sunshine State. From educational requirements to licensing exams and continuing education, we'll guide you through the process and help you navigate the regulatory landscape with ease.

How to Become Property Managers: Your Roadmap to Success:

How to become property managers? Becoming a property manager requires a combination of education, experience, and dedication. At Property Managers Info, we offer valuable insights and resources to help you chart your path to success. Whether you're a newcomer to the industry or an experienced professional looking to advance your career, our platform provides the tools and information you need to thrive in the competitive world of property management.

Unlock Your Potential with Property Managers Info:

Property Managers Info is more than just a website – it's your gateway to a fulfilling and prosperous career in property management. With our comprehensive resources, expert guidance, and industry insights, you'll be well-equipped to embark on your journey towards becoming a successful property manager in Florida. Join us today and take the first step towards unlocking your potential in the dynamic field of real estate management!

Whether you're just starting out or seeking to advance your career, Property Managers Info is your trusted partner every step of the way. Visit our website today to learn more and embark on your path to success in property management!

[palecatbarbarian]

NAI Southcoast | Commercial Real Estate Services

For more than four decades, we have been at the forefront of the market, specializing in Buyer and Seller representation, Landlord and Tenant representation, and property management across South Florida and the Treasure Coast. Our expertise lies in consistently delivering exceptional results.

We provide a competitive advantage through our deep understanding and extensive experience in key local markets, supported by the resources of a global network. We leverage close relationships with property owners, developers, and buyers to skillfully harness decades of expertise in guiding expansion and achieving investment objectives.

Commercial Office Building For Sale Ft Pierce

[devilsss-dyke]

Discover Prime Florida Rental Properties For Sale: Your Guide

Florida's rental property market is Florida rental properties for sale, offering investors a range of prime opportunities. From high-rise condos in Miami to sprawling single-family homes in suburban Orlando, the state caters to diverse investment preferences. Prime rental properties in Florida often feature desirable amenities, strategic locations, and strong rental demand, making them attractive options for generating substantial rental income. Key areas to explore include metropolitan hubs like Tampa and Fort Lauderdale, known for their robust job markets and population growth, which drive rental demand. Additionally, vacation hotspots such as Naples and Sarasota offer seasonal rental opportunities, appealing to investors seeking short-term rental income. Understanding the local market dynamics, including vacancy rates and rental yields, is essential for identifying high-potential properties. This guide will delve into the top investment opportunities within Florida's rental property market, providing insights into emerging neighborhoods and established areas poised for growth. By exploring these prime options, investors can make informed decisions that align with their financial goals and investment strategies.

Florida Rental Properties For Sale: Explore Ideal Locations  

When considering Florida rental properties for sale, location is a critical factor influencing investment success. The state's diverse regions offer unique advantages depending on your investment objectives. For example, Miami, with its international appeal and strong tourism industry, provides opportunities for high-yield short-term rentals. On the other hand, Orlando, home to major theme parks and a growing population, is ideal for long-term rental investments due to its steady demand from families and professionals. Coastal cities like Jacksonville and Sarasota offer a blend of residential and vacation rental opportunities, attracting both year-round tenants and seasonal visitors. Additionally, up-and-coming areas such as Lakeland and Port St. Lucie are gaining traction due to their affordable property prices and expanding local economies. Analyzing factors such as job growth, population trends, and local amenities will help identify ideal locations for your next real estate venture. This guide will explore these factors in detail, providing valuable insights into the best areas for investing in Florida rental properties.

Key Factors To Consider: When Buying Florida Rental Properties For Sale?

Navigating the Florida rental property market requires a thorough understanding of key factors that influence investment success. First and Florida rental properties for sale the property’s location is crucial; proximity to amenities such as schools, shopping centers, and transportation hubs can significantly impact rental demand. Additionally, evaluating the local rental market’s supply and demand dynamics will help determine potential rental income and occupancy rates. It’s also important to consider property management options, whether you plan to manage the property yourself or hire a management company. Understanding the legal and regulatory environment, including landlord-tenant laws and local zoning regulations, is essential for compliance and minimizing legal risks. Conducting a comprehensive financial analysis, including projected cash flow, return on investment (ROI), and potential tax implications, will ensure the property aligns with your investment goals. This guide will provide a detailed overview of these factors, equipping you with the knowledge needed to make informed decisions when buying Florida rental properties for sale.

Why Florida Rental Properties For Sale Are A Smart Investment?

Florida rental properties have become increasingly attractive in today’s real estate market due to several compelling factors. The state’s robust economic growth, driven by a booming job market and increasing population, creates a Florida rental properties for sale for rental investments. Florida’s warm climate and appealing lifestyle continue to attract both domestic and international renters, driving strong demand for rental properties. Additionally, the state’s relatively low property taxes and favorable landlord-tenant laws enhance the appeal for investors seeking to maximize returns. With a diverse real estate market offering everything from luxury condos to affordable single-family homes, Florida provides opportunities for various investment strategies. The state’s resilience to economic fluctuations and its status as a top tourist destination further contribute to its attractiveness as a rental property investment. This guide will explore these factors in detail, highlighting why Florida rental properties are a smart investment choice in the current real estate landscape.

Tips For Finding High-Yield Florida Rental Properties For Sale

To maximize returns on Florida rental properties, it is essential to employ strategic approaches in identifying high-yield investments. Start by researching areas with strong rental demand and low vacancy rates, as these factors Florida rental properties for sale. Analyze historical rental data to identify neighborhoods with consistent rental growth and emerging trends. Properties located near key attractions, business centers, or educational institutions often command higher rental rates and attract quality tenants. Additionally, consider properties that require minimal repairs or upgrades, as these can reduce initial costs and increase profitability. Utilizing local real estate agents and property management companies can provide valuable insights into high-yield opportunities and market conditions. Conducting a thorough financial analysis, including calculating potential cash flow, ROI, and property appreciation, will help you make informed investment decisions. This guide will offer practical tips and strategies for finding and acquiring high-yield Florida rental properties, ensuring you achieve optimal returns on your investment.

Florida Rental Properties For Sale: What You Need To Know Trends?

Understanding local market trends is Florida rental properties for sale in Florida rental properties. The state’s real estate market is influenced by various factors, including economic conditions, demographic shifts, and seasonal fluctuations. Analyzing trends such as population growth, employment rates, and housing supply can provide insights into future rental demand and property values. For instance, areas experiencing rapid population growth or significant infrastructure developments may offer promising investment opportunities. Additionally, tracking seasonal trends, such as increased rental demand during peak tourist seasons, can help investors optimize rental income. Local market reports and data sources can provide valuable information on current trends and forecasts, helping you make informed decisions about where to invest. This guide will explore key local market trends and their impact on Florida rental properties, equipping you with the knowledge needed to navigate the dynamic real estate landscape effectively.

The Ultimate Guide Florida Rental Properties For Sale For Future Profitability

Evaluating Florida rental properties for future Florida rental properties for sale a comprehensive assessment of various factors that impact long-term investment success. Begin by analyzing the property’s location and its potential for appreciation, considering factors such as neighborhood development, proximity to amenities, and overall market trends. Conduct a detailed financial analysis, including projected rental income, operating expenses, and potential for property value growth. Assess the condition of the property, including necessary repairs or renovations, as these can affect profitability. Additionally, review the local rental market to determine competitive rental rates and demand levels. Consider long-term economic factors, such as employment growth and demographic trends, which can influence property performance. This guide will provide a step-by-step approach to evaluating Florida rental properties, ensuring you make informed decisions that align with your investment goals and maximize future profitability.

Florida Rental Properties For Sale: Where To Invest For The Best Returns?

Identifying the top neighborhoods for Florida rental properties involves evaluating areas with strong investment potential and favorable Florida rental properties for sale. Popular neighborhoods in cities like Miami, Orlando, and Tampa offer diverse investment opportunities, ranging from luxury condos to affordable single-family homes. In Miami, areas such as Brickell and Wynwood are known for their high rental demand and upscale amenities, attracting affluent renters. In Orlando, neighborhoods like Lake Nona and Winter Park offer strong rental yields due to their proximity to major attractions and amenities. Tampa’s Ybor City and Channelside areas provide attractive options for investors seeking urban rental properties with growth potential. Additionally, emerging neighborhoods in cities like Jacksonville and Sarasota are gaining attention for their affordability and expanding local economies. This guide will highlight the top neighborhoods in Florida, providing insights into their investment potential and helping you choose the best locations for optimal returns.

Conclusion

Investing in Florida rental properties presents a wealth of opportunities for generating rental income and building long-term wealth. With its diverse real estate market, favorable climate, and strong economic growth, Florida rental properties for sale options for investors seeking high-yield properties. By understanding key factors such as location, market trends, and financial analysis, you can make informed decisions and capitalize on the state’s promising investment landscape. Whether you’re exploring prime investment opportunities, evaluating neighborhood potential, or navigating local market trends, this comprehensive guide equips you with the knowledge needed to succeed in Florida’s rental property market. With careful research and strategic planning.

[orlandopropertymanagement-cfl]

Understanding 2024 Squatters Laws in Florida

Are you a Florida landlord navigating the evolving landscape of property management? With the recent changes to Florida’s Squatter Laws in 2024, it’s crucial to stay informed to safeguard your investment effectively. This guide is tailored specifically for you, providing a clear overview of the new legal framework.  Whether you’re dealing with unauthorized occupants or want to prevent squatting…

[tradedmiami]

LEASE IMAGE: Mika Mattingly, Sam Azar & Andres Farid Patino DATE: 03/04/2024 ADDRESS: 2801 Florida Avenue MARKET: Miami ASSET TYPE: Retail LANDLORD: Daniel Levine TENANT: Andres Farid Patino (@FaridPat) BROKERS: Sam Azar (@Sam__Azar) & Mika Mattingly (@UrbanCoreTeam) - Colliers International (@ColliersInternational) ASKING RENT: $76/ft. ~ SF: 4,300 NOTE FROM BROKERS: The South Florida Urban Core Team of Colliers would like to announce the landlord and tenant representation for the new location of Ossobuco on Coconut Grove Currently located in Wynwood and recently recognized by the Michelin guide. Founded by the Aldaz brothers from Rosario Argentina and represented by hospitality consultant Andres Farid Patiño. #Miami #RealEstate #tradedmia #MIA #TradedPartner #Retail #AndresFaridPatino #DanielLevine #SamAzar #ColliersInternational #MikaMattingly

[gardenshomemanagement]

Campbell Property Management In Delray Beach, Fl With Reviews

A property management company is normally a landlord’s biggest asset. As a neutral third celebration, the property supervisor handles the day-to-day operations of a real estate funding, from a single vacation home to a big house constructing or several rental properties. Property management is particularly necessary if your rentals are part vacation home management delray beach of an reasonably priced housing program. Domu Property Management serves property house owners and tenants in Boca Raton and the surrounding areas. It provides a wide range of residential and industrial property management services, including leasing, advertising, upkeep management, hire assortment, and eviction help.

Any content material found within the Hemlane Academy just isn't an various to recommendation and ideas from a certified legal supply or professional. You are liable for performing further analysis to substantiate you're complying with all laws applicable to your rental scenario. Florida Property Management & Sales has been serving purchasers in Boca Raton and surrounding areas for greater than 4 a long time.

BBB directs its providers to companies and shoppers in North America. Please select the area that you would like to explore today. Lisa Hinners has over 20 years of marketing expertise. She writes, edits and manages manufacturing of net sites, brochures, junk mail, signage and print adverts for Auburn Communities and its developments. Should repairs or upkeep full home management delray beach be required, we'll direct you to a professional team of experts in the area, as well as make sure that all work is accomplished. Our home watch service supplies weekly timeous inspections at your house, or immediate inspections ought to unhealthy weather conditions come up.

If you’re contemplating shifting your beloved right into a Delray Beach nursing home, our senior dwelling advisors might help. So even one of the best nursing homes in Delray Beach, FL may not home management in delray beach be right for seniors who don’t require round the clock care. Chat with top-rated property managers close to you to search out out if hiring one is worth the price.

Its brokers assist purchasers analyze a home's market worth and represent them during negotiation and actual property transactions. They are members of the National Association of Realtors. We craft our management plan and providers to satisfy your needs. We will analysis and meet with boards and residents to understand the community and your imaginative and full home management delray beach prescient for the future. Describe your property to level out solely the managers who offer the services you're on the lookout for. The licensing necessities for property managers vary from state to state, but many states require property managers to have an actual estate broker’s license and in some circumstances be a authorized resident of a state.

Facilities are inspired to review all FL Statues and Administrative Codes applicable to their license type earlier than making a plan submission. ALF and SNF/NH in search of preliminary licensure will want to complete an Emergency Environmental Control Plan prior to development and submission of their CEMP. As a matter of policy, BBB does not endorse any product, service or enterprise. BBB Business Profiles typically cover a three-year reporting period.

It collects hire, screens tenants, and manages evictions. The enterprise has a web-based portal the place property owners can entry monetary and efficiency reports and monitor the growth in investments. It also guides shoppers in promoting properties by providing property evaluation and promoting strategies. Owner Beth Nathanson is a Realtor and has been in the actual property business since 1994. Delray Beach has an excellent seasonal rental trade due to the proximity to the beach and because of the good eating, shopping and nightlife that Atlantic Ave has to supply.

Other factors of curiosity are two Japanese Gardens, the Surfing Museum, and the 1926 Colony Hotel. A comfortably small resort town with about 65,000 residents, Delray Beach, Florida, was named America’s Most Fun Small Town by Rand McNally in 2012, and #3 Happiest Seaside Town in America by Coastal Living magazine. You not have to fret about lease showing up in your bank account because we care for every little thing. Gardens Home Management Services provides you a weekly inspection of our walk-throughs and retains you knowledgeable no matter the place you are in the world. We coordinate repairs and providers that you want with you so that you simply can deal with your home when you are on the move.

As homeowners of rental properties, the corporate approaches property management from the standpoints of both landlords and buyers. Its team can be active in the local actual estate market, and it leverages know-how to simplify the leasing and renting process. The Boss Team Real Estate Services assists rental property homeowners throughout Boca Raton. Its property management providers embody interior and exterior property inspection, contractor supervision, and comparative market analysis efficiency. It also handles the advertising or promoting wants of clients to hunt suitable tenants for his or her properties through MLS, social media, and real property brokers.

[lawofficeofryansshipp]

St. Lucie County Eviction Lawyers | Law Office of Ryan S. Shipp, PLLC

St.-Lucie-County-Landlord-Lawyers Are you a commercial or residential landlord in St. Lucie County, Florida, facing tenant issues that require eviction? Look no further than Law Office of Ryan S. Shipp, PLLC. Our experienced team understands the complexities of Florida eviction laws and is committed to helping property owners, landlords, property managers, and investors, navigate these…

[brandon-fl-first]

Apartment Hunting Ultimate Guide

As you start the process in looking for your new home, you have probably encountered several apartments in Brandon FL. With too many choices, you can narrow them down to only a few by setting your budget for the pet friendly apartments in Brandon FL. You should also identify your preferred location and neighborhood. Since the one bedroom apartment in Brandon FL often comes with amenities, identify your non-negotiables like fitness center or swimming pool. Check on the length of lease of the two bedroom apartment in Brandon FL and the reputation of the landlord. Always go for a three bedroom apartment in Brandon FL with responsive management for a stress-free living.

Charleston Landings & Edge

Location is a big consideration when looking for a three bedroom apartment in Brandon FL. Always go for apartments in Brandon FL that are accessible to different dining, shopping, and entertainment areas. On your checklist, you must also consider pet friendly apartments in Brandon FL especially if you have fur babies. And of course, check the amenities that go with the one bedroom apartment in Brandon FL. With Charleston Landing & Edge, you can maximize the comfort of city living. Its prime location, luxurious amenities, and pet friendly two bedroom apartment in Brandon FL will surely level up your life. Call them today and see the best floor plan that will suit your needs.

Brandon, Florida

Living in Brandon, Florida means experiencing a suburban lifestyle. People are very friendly and diverse in terms of their ethnic background. While this is an unincorporated community, it is rich in recreational opportunities. There are numerous parks and green spaces which offer a relaxing refuge from the stress of city living. Residents also have a lot of options when it comes to housing. There are single-family homes, apartments, and townhouses. With its close proximity to Tampa, most of the employment opportunities come from this area. The accessibility of urban amenities also makes the city an appealing place to live. Generally, Brandon is affordable compared with other parts of Florida.

Westfield Brandon

If you want to go enjoy a full-day of entertainment, Westfield Brandon is a great destination. This is a shopping mall in the suburb that offers a wide selection of retail stores, dining options, and entertainment venues. The mall also hosts a variety of events throughout the year and these add excitement to the overall shopping experience of both residents and tourists alike. Since this is a family-friendly mall, you can also find several areas where you can play with your kids. The mall’s standard operating time is from 10 am until 9 pm daily but this may change during holidays. Whether you just want to stroll around or you have some items to buy, the Westfield Brandon is a nice stop.

Florida Road Rage Caught in Video

A witness caught on video a road range in Florida as one man and a woman attacked another woman inside her car. According to the witness who recorded the incident, the woman in Chevy car hit the vehicle of the couple and led to a minor crash. The video shows a man yelling “get out of the car” while his companion is seen punching the window. Further investigation shows that prior to this, a gunshot was fired in attempt to break in the vehicle. Authorities are now investigating the incident. If you know the identity of the two suspects, please get in touch with Florida Police Department. This is another case of road rage and perhaps, the couple may be under the influence of drugs for them to act so violently over a minor crash.

Link to maps

Westfield Brandon 459 Brandon Town Center Dr, Brandon, FL 33511, United States Head south on Brandon Town Center Dr toward Town Center Blvd 59 ft Turn left onto Town Center Blvd 420 ft Turn right onto S Gornto Lake Rd 0.3 mi Turn left onto Regency Lakes Dr 0.2 mi Turn left onto Delaney Cir Restricted usage road 75 ft Turn right to stay on Delaney Cir Restricted usage road Destination will be on the left 0.2 mi Charleston Landings & Edge 902 Delaney Cir, Brandon, FL 33511, United States

[mikeanzivino]

Fort Myers Beach Real Estate Agent: Mike Anzivino

Mike Anzivino is the Best Realtors in Fort Myers Beach. Mike is an experienced Realtor who has been through a lot of changes with the Real Estate industry over the past few decades - but he's found his niche!

Mike Anzivino's Career

Mike Anzivino is a real estate agent with Fort Myers Beach Real Estate. He has been in the industry for over 15 years and is an expert in the area. He has worked with buyers and sellers, as well as managing properties. He is a knowledgeable representative of the community and knows what potential buyers are looking for when they come to look at homes. Mike Anzivino also offers consultation services to help people with their real estate goals. He is a valuable resource for anyone looking to buy or sell property in Fort Myers Beach.

Why Choose a Realtor?

If you are looking to buy or sell a home in Fort Myers Beach, Florida, you should unquestionably contact Mike Anzivino. Mike has over 20 years of experience in the real estate industry, and he is a highly-qualified expert when it comes to finding homes in the area that match your needs.

Mike knows exactly what properties are available in Fort Myers Beach, and he will work diligently to find the perfect home for you. He is also familiar with the local market trends, so he can give you accurate advice on how to price your home realistically. In addition to his expertise in real estate, Mike is also an experienced landlord and property management consultant. This means that he can help you manage your property portfolio effectively and make sure that it remains profitable.

If you are looking for a qualified real estate agent who will put your interests first, then you should definitely contact Mike Anzivino. He is a highly-skilled professional who will go above and beyond to ensure that you have a positive experience buying or selling a home in Fort Myers Beach.

What to Expect When Buying a House in Fort Myers Beach

When you're ready to purchase a property in Fort Myers Beach, be sure to speak with an experienced real estate agent. Here are five things to expect when working with Mike Anzivino:

1. Knowledge - Mike has years of experience in the real estate market, and is knowledgeable about all of the neighborhoods in Fort Myers Beach. He will be able to help you find the perfect home for your needs, based on your budget and preferences.

2. Commitment - Mike is a dedicated real estate agent who will work tirelessly to find you the perfect property. He is available 24/7, and will go above and beyond to ensure that your transition into homeownership goes smoothly.

3. Solutions - If you have any questions or concerns about purchasing a property in Fort Myers Beach, Mike is always happy to offer advice and solutions. He knows exactly how the buying process works, and will guide you through every step of the way.

4. Support - During the buying process, Mike will be there as a resourceful support system. If you encounter any difficulties or have any questions, he is available 24/7 for assistance.

5. Expertise - As an experienced real estate agent in Fort Myers Beach, Mike can recommend reputable vendors and services that will make your home-buying experience easier and more exciting than ever before!

The Benefits of Selling Your Home with an Agent

Selling your home with an agent can have many benefits. Here are just a few:

1) You'll have someone to help take care of the details. An agent has years of experience dealing with buyers and sellers, so they know what to do to make the process as smooth as possible.

2) You'll get more money for your home. Because an agent is constantly on the lookout for potential buyers, they're in a better position to get you a higher price than you would receive if you sold yourself.

3) You'll have someone to call when there's a problem. If there's something wrong with your home that needs attention (a broken window, for example), having an agent on your side will give you the support you need to get it fixed.

[blackwoolncrown]

undefined

📣 📣 📣 📣 📣 📣 📣

‼️!URGENT AID NEEDED! ‼️ s.o.s. from FLORIDA

Black+Indigenous Land Back organizer needs rent assistance

Transcript: Hi all, this is urgent so I’ll be direct: the pandemic economic crisis and Florida rent prices have put me at risk. As with everywhere across the nation my income has been falling sharply over the last several months. Knowing this was a long term crisis and that my lease ends in November I’ve explored getting roommates but am not sure yet if that’s going to be able to happen. Our current rent is over 2k and due to rise if we renew but our landlord has not yet told us how much more we will be paying. We have no way of calculating how much more we’d need to stay on, and currently  the only way to even pay these last months rent is dipping into what savings I’ve managed to save over the last few years- two of which being the pandemic. After that it’s the funds I’ve been earning for our land back project- and I absolutely do not want to need to touch them.

We also explored moving to a more affordable place but due to the Florida rent and economic crisis there are almost NONE available large enough for me to continue working out of. Homes only a few hundred dollars cheaper a month are a fraction of the size and after the cost of a move, fees, and the loss of business that’s not an improvement.

Due to my neurodivergence i *must* be able to work from home- I’m an autistic survivor of severe domestic violence who thus does not have family to ask for money, or to stay with- so please keep in mind this entire time there are safety nets I am not privileged with. I am currently working to pull some strings but need urgent assistance to support my safety while we wait to hear back about our rent and I chart a liveable course through this crisis.

Here’s what you can do to help me: 1. Donate anything you can to cashapp $MOONSEYE or PayPal.me/ellipsislux -this is the most immediate way to help, and it’s very much needed. 

2. Book an appointment with me. I am now open for taking clients for card reading, guided meditation, spiritual consultation and relaxational hypnosis. To find out more about my history with these things, check out my site thatwhichcreates.com To book, contact me at iamthatwhich@gmail.com

3. Buy something from my store. I sell handmade jewelry and afroindigenous beadwork at awingedserpent.bigcartel.com you can also help for free by resharing my posts from @awingedserpent on tumblr and ig

4. I will be using only fans to offer live chats, dance performances, sound baths, rituals, personal content, photos, and recorded sessions in a way there can be respect and an even energetic exchange and I don’t feel over-exposed. Subscribe at shesthatwhich and keep an eye out bc I’ll be posting soon. *This will be a BIPOC & rainbow flag centered space so keep that in mind.*

5. Subscribe to my Patreon. This is a great option for allies and supporters who don’t feel like my only fans is right for them, but would love to offer me continuous support in my projects moving forwards. If you’re curious and want to know more about my general work visit my IG @iamthatwhich

https://www.patreon.com/ThatWhich

I’m grateful to have the opportunity to make it through this but I cannot do that alone. To everyone who has listened, thank you. 

Please donate, support, and share this post.

Salamat, gracias, peace, Aśe”

‼️B O O S T & DONATE PLEASE!! ‼️

[breastmaster64]

> month-long roommate

grgbr // 2.5k words

fluff + angst

not beta read or grammar checked. i gave up lolz

"Dear George Lore,

As your Landlord, I serve you this letter as notice to you that the lease agreement dated [February X, 2021] for [Address Redacted] will terminate at the end of the lease term on [February X, 2022]. You have not renewed the lease and as such, you and any others still in possession of the premises must vacate the premises by [XX:XX AM/PM] on such date."

George sighs, pursing his lips at the letter.

He didn't want to renew the lease, considering that he was gonna be gone for half a year (or for good, if things go well) to stay in Florida. But his flight is in March, and he still had a month of waiting around in the UK.

This sucks.

Groaning, he walks back up the stairs to place the letter on his living room coffee table. He re-checks everything before heading out of his flat; while walking to the station, he tries to brainstorm ideas.

His friends from uni would probably be fine with offering him a place to stay for a month, but it's been a while since they've talked, and he doesn't wanna bother them.

The house his parents owned in London was being rented out itself — and he would have to go all the way to Edinburgh to stay where they were actually living in, which would be a pain in the ass since he has to keep travelling to and from Brighton for Tommy's vlogs.

A hotel would be alright, but hotels are expensive; despite his job and how much he earns, he hates the idea of spending so much money for the dumb extra fees hotels inevitably have.

So lost in thought, he almost missed his stop. He stepped off the train and looked around for Wilbur, who was supposed to pick him up as Tommy was still being driven to wherever they were going that day.

"Hey Wil", he greets. Before he could think about how they were close enough to be on nickname basis, the tall man looks up from his phone, grinning.

"Gogs, how've you been?"

"Like we weren't talking just last night?"

Wilbur laughs, and George feels proud of himself for it. He places a hand on Wilbur's back and shoves the man.

"Let's get going before Tommy starts spamming our phones again."

The taller of the two grins, wrapping his arm around him and guiding both of them out of the station. George is embarrassed to admit it, but he's gotten accustomed (comfortable, even) with Wilbur just manhandling him at times.

George inevitably adopts his Persona once the cameras turn on. Even when Tommy said he was just doing another chill vlog, he still couldn't help but make exaggerated facial expressions and point out little things and call it "content".

When they got to the restaurant Tommy wanted to check out, however, the persona dropped. He gets distracted thinking about his apartment situation again, letting out a soft sigh.

"You good?", Wilbur asks, lightly bumping their feet together.

He retaliates, and despite feeling silly for playing footsies with his friend, he doesn't stop.

"Yeah, it's just… the lease to my flat just ended, and I didn't want to renew it since I'm gonna fly to Dream soon anyways. But now I only have until tomorrow to find a new place to stay in", he looks up; Wilbur nods, and he takes it as a sign to continue.

"My parents' house is all the way up in Edinburgh, I'm not particularly close to anyone in London, and I don't want to stay in a hotel."

Wilbur lets out a small "ah" in understanding, and George rests his head and arms on the table, dramatically groaning. The former pats the latter's head in a half-joking attempt of comforting him.

"I don't know what to do, Vilbah."

"Well… it's not London but I could offer my place?"

George looks up at Wilbur, looking for any signs of the suggestion being a joke.

"Really, you'd do that?"

"Yeah man! And you could stream in my office too, you'd just have to explain to people what's going on if you're gonna do that."

"Or… I could use a green screen?"

Wilbur grins, nodding in excitement.

"Got the flat to myself for a month or so too, so it all works out — I mean that is, only if you want to stay, of course."

George purses his lips, thinking about the deal. In all honesty, it makes a lot of sense if he says yes to the deal — there were little to no cons, apart from maybe the fans freaking out and Dream flirting with him more to "settle it out".

He makes eye contact with Wilbur who gives him a patient smile. George takes a chip and slowly places it on his lip;

"I mean… why not?", he asks with a smile, biting the chip.

Wilbur's smile gets brighter (because his smile emits light, sure, Gogy), and George feels himself get a bit warmer.

"Oh, this is lovely! You could stay the night so we could arrange stuff and then just get your things tomorrow?"

"Yeah, I mean most of my stuff's already packed anyway. I just need to get my clothes and my setup."

Before George knows it, tomorrow comes after a night of watching movies and being competitive over a bad game they found on Steam and he's on a Lyft back to London. George wonders if his flat was presentable enough for his friend (considering it was Wilbur's first and last time coming over), but shrugs it off under the realization that the man with an incredibly dirty keyboard probably wouldn't care if his flat was a bit messy.

They get off the Lyft and walk back to his flat. He tells Wilbur that he can just sit on the sofa and wait until he's done packing, but the man offers to help anyway. The moment he opens the door, he hears a loud meow and his cat trots down the stairs gracefully. While waiting for the cat to come to them, George takes his coat off and Wilbur steps forward.

"Aww, George, I forgot you had a cat!"

"Yeah, it's because she's mostly asleep whenever I stream. Plus I never found the need to post about her."

Wilbur coos at the cat and she (surprisingly) allows herself to be picked up. George has to stop himself from laughing, letting the other babytalk his cat as they walk up the stairs. As they reach his living room, Wilbur puts the cat down and takes his own coat off.

They work pretty quickly, with George packing his clothes while on a call with UPS to pick up his boxes and Wilbur packing up his setup. From his room, he faintly hears Wilbur hum; he ignores the way he smiles at the soft singing the man would occasionally let out.

He wasn't done packing his clothes yet when the UPS man arrived. George signs some papers he gets handed whilst Wilbur helps carry boxes downstairs. At some point, the UPS man and Wilbur must've struck conversation, because he hears Wilbur explaining something.

"Yeah man, there's a nice café a couple blocks down."

"It'd be nice if we get some coffee together then, yeah?"

George sees Wilbur freeze a bit, and he steps in before either of them could talk again.

"Oh, hey, can you be super gentle with this? It's really fragile.", he asks, grabbing a random box from the sofa.

"Uh… yeah, sure mate. Just write “fragile” on top there so we can put a sticker on it later."

"Wilbur, can you grab my… stuff… from the bedroom?"

The tall brunet blinks in confusion, but nods and does what he's told anyways. Nevermind the fact that he didn't know if Wilbur knew where his room was.

He rushed to get his boxes out and soon enough, his flat was 40% empty. All that remained were his half-packed setup, a couple knick-knacks like blankets and pillows, and furniture.

"Wil, should I bring pillows and blankets?", he asks, heading to his bedroom to find Wilbur.

The man sits on his bed, only smiling at him softly.

"Did you get all protective of me?"

George immediately feels himself blush, as he scoffs. He grabs a pillow from his bed, making sure he hits Wilbur as he pulls it closer to himself.

"No, why would I do that?"

Wilbur only laughs, letting out a small "aww, Gogs!". George only rolls his eyes, kicking the other out and telling him to finish packing the setup.

They finish up and George calls a Lyft for them. In retaliation to Wilbur making him feel all embarrassed earlier, he wordlessly makes the man carry most of the stuff he was gonna bring. He doesn't know if the "punishment" worked, because Wilbur didn't complain at all.

"Welcome home", Wilbur greets, opening the door. George only chuckles, gently setting Cat down and removing her harness and leash.

He gets directed to the guest room, and he settles down on the bed. It wasn't the best, but it wasn't the worst either. He notices that Wilbur was still standing by the door, and George simply smiles at him; neither of them acknowledge the way their cheeks are a bit rosier than normal.

It's scary, really. It was incredibly easy to live with Wilbur.

Despite having their own rooms, they find themselves falling asleep on the sofa together more often. Sure, they may wake up with quite the back pain, but George finds that he wouldn't want to stop the routine anytime soon.

The fanbase took the news pretty alright — it was nothing that he didn't expect. A couple of people replaced Wilbur with Dream in their interactions, some just sad about him not being able to go to Florida immediately, whilst some were excited at the prospect of more content.

Days would bleed into each other far too much than George expected. Before he could even say anything about it, Cat was attached to Wilbur, there was a spot in Wilbur's room for his stuff, and he's grown much closer to the other man.

Quackity teased him about it when he found out, but George had been more comfortable with Wilbur touching him. Occasional flinches slowly turned into him leaning into the touch. And neither of them talk about it, but he knows that he accidentally leans on Wilbur when he gets sleepy while watching a film.

It's all peaches and cream, but it does make George hesitate. He's always had a secret sweet tooth, and he doesn't want to get attached to these saccharine moments with Wilbur that he'll ultimately be leaving behind.

George really thought he was being subtle, so it definitely surprises him when Dream brings something up on call post-stream.

He sways on Wilbur's swivel chair, feeling himself slowly get lulled into sleeping. Faintly, he hears Wilbur in the living room singing something he doesn't recognize but definitely adores.

"... Hey, George. Can I ask something?"

Feeling the sleepiness slip away from him, he sits up and runs his fingers through his hair.

"Yeah?"

"You like Wilbur, right?"

George blinks, stopping himself from shivering. He eyes himself from Discord,

"I mean… he's a good friend", he chuckles out awkwardly.

Friend.

He hears Dream hum in thought.

"I don't really care if you like him but you know how it is, George. You're gonna be coming to Florida and he's not. And your flight's like, next week already."

He's unable to stop himself from shivering this time. Looking to his side, he notices that Wilbur was waiting for him. George mouths "wait" to the man, who only smiles softly and nods.

"I know, Dream. Don't worry… I have to go help with dinner. I'll talk to you later."

The call ends before the American could even say anything else.

George knows that he's making the air a bit tense, he would say something if Wilbur did, but the man seemed to be ignoring the atmosphere.

When they settle down on the sofa to watch a film and Wilbur asks him what he wants, George has to stare at his hands before figuring out what to say.

"I- I don't know what I want… to watch…"

"Right… I'd tell you to go with whatever your heart says but it's not that easy, is it?"

He looks up at Wilbur who was looking at him with a sad smile. In a burst of want, he lets his resolve melt and hugs the tall man.

"Moving to America's been part of the plan for years now. Living in Florida with Dream is what I'm supposed to do… Ah, fuck you and Tommy for getting me attached now.", George blurts, laughing in the end. He finds comfort in the way Wilbur tightens his hold and laughs along at his joke.

"I'm planning to move to L.A. anyways. Well, it's not gonna be for a while since I'm probably gonna have to wait for Tommy. We can still meet up in America."

"Yeah but… It's so far."

"It is… so let's just savour the time we have together here, yeah?"

George looks up at Wilbur, who was looking at him with the softest expression. The man gives him a kiss on the forehead, and he retaliates by kissing the man on the lips.

It was quick, barely there, but it was still a kiss. He adores Wilbur's partially chapped lips; adores the lingering taste of coffee and smoke. He can't say that it was magical — it was like any other kiss he's had before — but it was Wilbur, and Wilbur was looking at him with so much adoration in his eyes. George wonders if he'll experience the same thing with Dream.

So, in the last few days George gets to stay in Wilbur's place, things change drastically but stay the same at the same time. The guest room rully gets abandoned, and the nightly film sessions get moved to Wilbur's bedroom. They've danced in the kitchen so much that he instinctively hums some of Wilbur's favourite songs when he's helping clean up.

He appreciates the way the smell of coffee, cigarettes and sea salt has stuck to him. He's definitely not ignorant to the way Wilbur had started to smell like his own mint shampoo.

Soon enough, George is on another Lyft to an airport. Wilbur sits beside him, playing with Cat who sat patiently in her crate.

"I'm sorry", George mumbles, keeping his gaze out the window. Snow covered buildings pass by him and he hears Wilbur clear his throat.

"No need to apologize, baby. As long as you're doing what makes you happy."

Right.

When they get out of the car, Wilbur helps with dragging George's luggage. They stop when they reach the point where only people with flights could enter, and he watches as the taller man gives Cat one last pet.

"Thanks, Wil."

Thanks for letting me stay in your flat.

Thanks for being my friend.

Thanks for staying.

Thanks for loving me.

"Anything for you, George."

For one last time, Wilbur gives George a hug. George squeezes his eyes shut in hopes that the tears don't fall. He pulls away a bit, giving the man a final kiss.

He tries to ignore the salty tears tainting the sweetness.

"Call me when you land?"

"... They'll probably be recording the moment I step foot in Florida. But I'll try."

This sucks.

[fruitcoops]

you should make an o’darwin fic!! their dynamic is so cute :))) much love

I’ve never written anything for O’Darwin, but I love the dynamic Hazel hinted at in SW and it was a really fun exercise to figure out their characters for fanfic! SW and O’Darwin credit goes to @lumosinlove <3

Alex O’Hara was never one for hard and fast decisions. He preferred to take his time and find a compromise—maybe it was because he was an older sibling, or maybe he was just a fluke like that. Whatever the reason, it hadn’t caused too many problems in his life so far, and had in fact made his best decisions possible.

Two of those best decisions were lacing up their shoes as he gathered his coat from the closet by Pascal Dumais’ door, looking sleepy and content after a perfect night. He had been a bit hesitant to come for the dinner, at first—the Lions were a family in every sense of the word, and he didn’t want to infringe on that. It wasn’t until Finn gave him a call that boiled down to “come taste my boyfriend’s cooking or I’ll kick your ass” that he finally agreed.

Speaking of… Alex glanced around the house with his coat half-on, craning his neck to see into the kitchen. Remus was washing the dishes while the captain—Sirius, he reminded himself. Just Sirius—dried them in comfortable silence, and Talker and Noelle were chatting quietly by the entrance with Jackson Nadeau.

“Who’re you looking for?” Kasey asked, passing his scarf over with a kiss on the cheek.

“Finn. Have you seen him?”

“We were hanging out in the living room earlier…” Kasey bit his lip and tugged Natalie’s coat sleeve. “Babes, have you seen the cubs?”

She smiled. “They passed out on the couch. Knutty was dead on his feet after cooking.”

Alex kissed her forehead before shrugging his coat on the rest of the way. “Thanks, gorgeous. I’ll be right back.”

Most of the Lions had left around ten, and the Dumais kids had trouped to their rooms in various states of exhaustion after they fell asleep in the basement playroom after dinner. Olli Halla was still draped over an armchair by the fireplace, out cold and snoring softly.

Alex smiled when he saw the tangle of limbs on the couch; Leo was at the bottom of the pile with Logan on his chest, and Finn had wedged himself in the tiny gap to curl around both their sides. His hair flopped into his face, fluttering as he breathed slow and deep.

“Finn? Hey, buddy, I’m heading out,” Alex said, just above a whisper as he brushed the too-long bangs out of Finn’s eyes.

“Wazzat?” Finn mumbled, cracking a sleepy eye open. “Whaddya want?”

“Kase, Nat, and I are heading home for the night. I wanted to say goodbye first.”

Finn frowned. “You’ve got three more days here.”

“Well, yeah, but I didn’t want you to think I just ditched,” Alex laughed. “You need a haircut.”

“Hmmm. Maybe.” With a drowsy inhale, Finn reached up and squeezed his hand. “Drive safe. Love you. Thanks again for coming to the dinner, it meant a lot to Knutty.”

“I love you, too, Finnigan.”

“ ‘s not my name.”

Alex leaned down to kiss the top of his head. He loved playing hockey and couldn’t be prouder of his little brother for everything he had accomplished, but missing him never got easier. “See you tomorrow. Sleep tight.”

“Don’t let the bedbugs bite.” Finn yawned and snuggled back against his boys, dead asleep in a heartbeat.

Alex tiptoed out of the living room, whispering a final ‘thank you’ to Celeste and Dumo as he passed them in the doorway and stepped into the nighttime cold. Natalie tucked herself under his arm with a sigh, already drowsy from a long night; Kasey’s hand was steady on his hip as they headed down the sidewalk toward his car, keeping a careful eye out for black ice.

“I think we can call that a success,” Alex said as he buckled his seatbelt.

Kasey hummed in agreement, then reached over the console to lace their fingers together. “Thanks for coming with us. I know—I know you’re not here for a long time, and it was probably super awkward being around a different team, but it really made Nat happy and I love having you there with all the guys.”

“Hey.” Alex pulled his hand up to his mouth and pressed a gentle kiss to it, stifling a smile as Natalie made a sleepy noise in the backseat. “Kase, there is nowhere I would rather be than with you two. The Lions are your best friends, and I’m glad you want me around them.”

“Well, your little brother is one of them, so…”

They both laughed under their breath as Alex turned the car on. “At least he picked a boyfriend who can cook. I was always worried what he’d do if it was just him and Logan.”

“Fuck, that gumbo was incredible,” Kasey muttered, running a hand over his face. “I’m still so full, but I also want more.”

“I know, right?” Alex shook his head as he turned onto the main road. “We might have to boyfriend-poach one of these days. No offense, but I would trade you for a pot of that gumbo.”

“Jackass,” Kasey scoffed, giving his thigh a playful smack. “For your information, I would happily be traded if it meant learning Knutty’s secrets in the kitchen.”

“Finn might protest.”

“I’m still blond and still a goalie. Leo and I are basically the same person.”

Alex hummed. “On second thought, I’d miss my Blizzard too much. We can send Nat to pull some sneaky spy shit. Maybe she’ll wear her Black Widow costume again.”

“Oh, fuck, don’t say that,” Kasey groaned, leaning his head back. “I’m too tired to have those thoughts.”

“Yeah, that wouldn’t help with missing her, either. I guess we’ll just have to suck it up and ask nicely, like grown ups.” He mimed gagging and Kasey snickered, covering his mouth with his hand to avoid waking Natalie. They drove the rest of the way in silence; Kasey dozed off twice in the twenty minutes it took to reach their apartment and Alex did his best to keep from getting distracted by thoughts of their warm, soft bed.

The streetlamp above their parking spot flickered through the casing of ice and he made a mental note to remind them to ask their landlord about it in the morning. Parking in the dark without a guide was dangerous, and he knew he would worry if it was still a problem when he went back to Florida.

Florida, where it was burning hot even in February. Florida, where his team lived and worked and played. Florida, where he didn’t have Kasey and Nat.

Alex exhaled slowly and unbuckled his seatbelt, rolling his shoulders out. “You okay?” Kasey asked softly.

“I missed you both so much.”

“We missed you, too.” There was a rustle as Natalie sat up, and then warm arms wrapped around his chest from behind. “But you’re here now, and we’ve got a few more days to cuddle, so let’s get out of this car and go to bed before my neck cramps.”

He turned his head for a kiss and felt his stomach go all tingly when her soft lips pressed against his, pliant with sleep but as confident as ever. “Good plan.”

Nobody else was up and moving on their floor, despite the fact that it was barely past midnight on a Saturday. Kasey pushed open the door with a quiet creak and turned the lights on, half-blinding all three of them as they pulled their winter gear off and hung it on the wall hooks.

Alex brushed his teeth in a daze, tossing his clothes in the hamper with barely half a thought before slipping into his flannel pajama pants and stretching out under the covers. He dragged Natalie under like an octopus, which made her laugh, then flailed a hand around until Kasey curled up against his back in a solid wall.

“G’night,” he murmured as his eyes fell shut. Gentle kisses pressed against the top notch of his spine and the back of his wrist.

“Goodnight.”

“Night, loves.”

[atlafan]

Take it Slow - Part Forty

a/n: okay this is my first shot at a harry:y/n fic, and it will be multiple parts. y/n had a bad experience with an ex over a year ago, and finally accepts her coworker and good friend Niall’s invitation to go on a blind date with his friend Harry.

Warnings: TW - Mentions of past abuse! Angst. Fluff. Smut.

Masterpost (all previous parts can be found in the masterpost)

“It’s good to see you, Y/N. How was your trip to England?”

“It was incredible! Would you like to see some pictures?” You say to Dr. Mara

“Sure.” You show her a few. “That is incredible.” She squints at you. “You look a little tired.”

“Long couple of days. Went out drinking a few times. Harry and I, uh, had sex when we were in London.”

“Wow, how do you feel?”

“Great! I’m really happy we waited as long as we did, but I’m also really happy to be so close with him now.”

“Any flashes?”

“Yeah, during the first time. But it didn’t happen until the end…it was scary in the moment, but I was fine after.”

“How often have you been active since then?”

“Just about every day, sometimes it’s multiple times a day. It’s been fun.” You smile. “We’re really exploring each other. I’ve been feeling like my old self lately.”

“So…what’s getting at you today? Is it him living with you?”

“No, I love that we’re living together. That transition has been relatively smooth.” You look away then back to her. “He keeps bringing up doing me from behind.”

“Oh.” Her face falls.

“Yeah.”

“He doesn’t know that’s how…”

“No. And I can’t bring myself to explain it. He just wanted to have a conversation yesterday and I blew up at him. The day just got worse and I had a panic attack.”

“I’m so sorry dear.”

“I felt better this morning, but I know I hurt him last night too. I didn’t let him hold me while we slept.”

“You two usually hold each other?”

“We usually fall asleep cuddling in some fashion, yeah. We usually wake up that way too. I just didn’t want to be touched last night though, everything was running through my head.”

“That’s understandable.”

“I just can’t bring myself to do that yet, it seems stupid because we’re having sex now.”

“I don’t think it’s stupid. That’s a very vulnerable position to be in, regardless of what happened to you.”

“I know he’d be careful with me.” You look down at your hands. “I can tell he tries his hardest to hold back. I can tell he just wants to pound into me…I feel like when we’re doing it we’re not fully able to let go and be ourselves because we’re both afraid of something bad happening.”

“Would you prefer to have aggressive sex?”

“It’s not that I want it to be aggressive, but I would like to get to a point where I can tell him to fuck me, and he just fucks me! It doesn’t always need to be sweet, does it? I just want to be a normal fucking person!” Tears start to well up. You grab a tissue not wanting to mess your makeup up. You still had to go back to work after this.

“Y/N, no need to get worked up, alright? There is nothing wrong with you.” She smiles warmly at you. You take a deep breath.

“I feel like every step forward I take, it’s two steps back.” You look at her. “I’m gonna have to tell him, aren’t I?”

“You should only do what feels comfortable, but good communication can go a long way. I hope you know you have made a tremendous amount of progress, and you should be proud of yourself.” She looks down then back at you. “I’m going to propose something, but it’s entirely up to you.

“Alright.”

“If you get to a point where you want to tell him, but you’d like some extra support, I want you to know you can bring him here with you. But only if you feel comfortable with that.”

“Okay, I’ll, um, think about it.” 

//

You think over everything on your way back to work. You scarf down your lunch quick at your desk. You see a note, it was from Harry. Came to surprise you, but you were out. Hope you have a good day. I love you. You sigh and smile. You tuck the note inside your desk. You decide to print the photo of him kissing you on your cheek. You dig out another frame you had and put it in. You stick the photo next to the other one you had of him.

Niall knocks on your door. There was a project he needed to go over with you.

“Got it, I’ll get right on it.”

“Thanks.”

“Listen, I’m sorry I snapped earlier.”

“I shouldn’t have pried.”

“Harry stopped by.”

“Yeah, I saw him.” He makes a strange face. “I made him tell me what happened.”

“Niall! Jesus fucking Christ!”

“I know, I know, I’m sorry.”

“And let me guess, you told him?” He blinks at you. “That wasn’t your information to give him!”

“I’m so sorry, I was upset with him for what he did, and-“

“You don’t need to be upset with him! You’re not the one fucking him, I am, okay? This doesn’t concern you!”

“Everything okay in here?” One of the older women pops her head in.

“Everything’s fine. Niall are we done here?”

“Yeah.” He gets ups and leaves. You wanted to slam your door shut, but you knew that would be unprofessional.

You didn’t say goodbye to him before you left for the day. You had never been so annoyed with Niall. He tried to catch you before you left, but he just missed you. You drove to the apartment fuming, but trying to calm yourself. Excited to see what the place actually looked like.

//

“M’girlfriend should be here any minute. She’s usually the early one.” Harry says to the realtor outside the apartment. “I know it’s cold, sorry.”

“Not a problem, sure there’s traffic.” Harry sees your car pull up, you find a parking spot, and get out.

“Hi, sorry.” You kiss Harry on the cheek. You look unpleasant. “I’m Y/N.” You shake the realtor’s hand.

“Shall we?”

You and Harry follow the man inside. It’s a really nice lobby. You can see all of the mailboxes on the wall.

“Wow, there’s a lobby attendant here?” You say.

“Yes. There are a lot of elderly folks here, it’s a peace of mind thing. There’s often a doorman as well. In fact there was an elderly couple in this place before, but they recently moved to Florida.”

You follow him into the elevator. The apartment is on the fifth floor. The realtor unlocks the door and guides you in. There’s a hallway, similar to the one you have now, only there was a beautiful hardwood floor, looked newly refinished. There was a coat closet. You both step further in and see a large living room.

“Harry look!” You point to a gas fireplace. “We could put the TV above the fireplace, and the sofa could go here.” You gesture. He smiles and nods.

“The kitchen is closed off, but over here would be a formal dining area.”

“Oh! I like the idea of that. Much easier for dinner parties.” You push through a door and go into the kitchen. Yours and Harry’s jaws drop.

There were granite countertops, new cabinets, and stainless steel appliances. There was a small island similar to yours.

“Plenty of room for both of us in here.” You look around a little. “Everything is so new.”

“Place was renovated after they moved out. They were here for over thirty years.”

“Wow!” You take Harry’s hand.

“Ready to see the rest?” You go back out to the living room. “Let’s start with the loft, just up the spiral staircase. This is where the bonus room is.”

The three of you carefully go up the staircase. You and Harry walk around the small area. It could easily fit both of your desks and all of his equipment.

“Harry you could almost make this your studio if you wanted.”

“You’d be okay with having clients come here?”

“Sure, why not?” You shrug.

The three of you go back down the stairs, and go down a hallway.

“So here’s the hall bath, it’s a full bath that has jack and jill doors for the guest room.”

“It’s a great size, glad it’s a tub shower.” You both check out the guest room. It could easily fit Harry’s bed and other bedroom furniture.

“And here’s the master.” The realtor opens the door for you.

“Holy shit!” You exclaim. “Pardon me.” You giggle. Your eyes grow wider with every step you take.

The room was absolutely huge. There were two closets so you and Harry wouldn’t have to share anymore. You could easily fit a king sized bed down the road if you both wanted. The ensuite bathroom had a beautiful tile on the floor.

“Harry look, two sinks!” You say excitedly. Your jaw drops again when you see the shower. “It’s just like the one in London!”

“Yeah, no kidding. And there’s still a tub in here too, that’s good.”

“Oh I love it.”

“Why don’t you take a few minutes to chat in here, I’ll be in the kitchen.” The realtor leaves.

“What do you think? You’ve been quiet.”

“Just takin’ it all in. It’s a great place.”

“It’s incredible! I could really see us living here babe.” You smile at him.

“Me too. Seems like a great fit for us. That loft alone would be a big help.”

“What do you think, should we put an application in?”

“I think we should.” You hug him excitedly.

You meet the realtor in the kitchen, and tell him you’d like to apply. He gives you a form and a pen.

“Has anyone else inquired?” Harry asks as you fill out your portion.

“Not yet. You two found this place at a good time, not many people willing to move in the middle of the winter.”

“Here Harry.” You hand him the paper and pen. “So how long will it be until we know?”

“Well, the landlord will want to do a credit check and all that. In the meantime, make sure you have first, last, and the security deposit ready to go.” You nod along. “Should be able to tell you in a couple of weeks most likely.”

“Here you are.” Harry hands him the finished paperwork.

“Wonderful, thank you both so much.”

“Thank you!” You say.

“I’ll walk you both out.”

The three of reach the street. You both shake his hand again, and go to your separate cars. You can’t wait to get out of your work clothes when you get home.

“Want some of the leftover curry f’dinner? I can heat it up.”

“Sure.” You say walking into the bedroom. You come back out wearing pajama pants and a sweatshirt. Harry hands you a bowl, and you sit down at the island. “Thanks babe.”

He sits down next to you. You both exchange small talk while you eat.

“Did you see I stopped by today?”

“Yeah.” You smile. “That was nice of you.”

“How was Dr. Mara?”

“Good, it was a good session. I really shouldn’t go during my lunch, I was sort of worked up today, but she helped me.” Your phone starts to buzz. It’s Niall calling. You roll your eyes.

“You’re not going to answer?”

“No, I’m mad at him.”

“Why?” You drop your fork and look at him.

“You know why.” Harry bites his bottom lip. “I know he told you, because he told me he told you. It wasn’t his information to give out.” Harry goes to open his mouth. “And I’m not ready to talk about it yet. I know we need to, but I just can’t right now.” There’s a knock at your door. “That son of a bitch. I don’t want to see him right now.”

Harry gets up and opens the door, it was Niall. He blocks him from going further into the front hall.

“Would ya let me in?”

“She said she didn’t want to see you. Surprisingly enough, she doesn’t seem mad at me anymore, so I’d like to not rock the boat.”

“You’re wrong, I am still mad at you, but I’m choosing to let it go because you didn’t understand fully what was happening.” You say with arms crossed leaning against the wall. “Why are you here?” You squint at Niall.

“I tried to talk to you before you left, but I missed you.”

“Had an apartment to look at.”

“How was it?” You scoff. “Y/N, I’m really sorry okay?”

“You do this all the time! You tell other people things about me because you’re trying to protect me or some shit. It’s enough! I get it you two are best friends, but he’s my boyfriend, and I get to choose what information about my life he gets to know.”

“I’m your best friend too.” His eyes start to tear up. So do yours. “I love you Y/N, I didn’t mean to overstep.”

“I love you too Niall, but you two can’t run to each other every time one of us is upset about something. You need to let him and I work through whatever it is. Or if we want to talk to you about it, let us come to you, don’t pry for the gossip.” Harry’s a little taken back at how loosely the two of you just threw around I love yous. He wonders when you two first said that to each other.

“I’m sorry, I just got upset when he told me what he said, and I thought back to that day I came to your place and you…” He was full on crying and so were you. You walk over to him and you throw your arms around each other. Harry stands there awkwardly. “I can’t bare the thought of you bein’ mad at me.” He whispers.

“When it comes to what happened to me, can you just…not?” You look at him and he nods. “Okay, thank you.” You let go of him.

“Are we okay?”

“Yeah.” You smile and wipe your face.

“Don’t be too hard on the lad, he means well.” You look over at Harry and roll your eyes. You decide you’re going to start doing it even more because you know it annoys him.

“Mhm.”

“Well…I’ll get goin’. I just came by to make things better. I’ll see ya tomorrow.” You hug again. “See ya mate.”

“Bye.” Harry waves him off. You look at your boyfriend and roll your eyes again. He follows you back to the kitchen. You both sit back down to finish eating. “You’ve certainly gotten into a habit of doin’ that.”

“Doing what?”

“Rollin’ your bloody eyes at me.”

“My bloody eyes.” You mimic his accent and laugh. “I really don’t notice when I’m doing it.”

“Highly doubt that, love.” He sighs. “Are ya still mad at me, really? I feel terrible about everything. I really am sorry for upsetting you.”

“I just want you to listen to me when I say I don’t want to talk about something, okay?”

“I will.”

“I don’t want you to be afraid to talk to me about things, but I thought after the first two times I said no you would’ve gotten the hint.”

“I’m sorry, I’m an idiot.”

“You’re not.” You put a hand over his. “I know it’s, um, a really nice way to have sex, I just am not in a place where I feel safe doing it that way. And it’s not that I don’t feel safe with you…I just need to be able to look at you while we’re doing it. I don’t know where my mind will wander if I can’t see you.”

“Alright, makes sense.” He rubs his thumb over the top of your hand.

“What do you say we crack open that oat milk ice cream we got?”

“I hope it tastes good.” He chuckles.

“It’s cookies and cream flavor, bet it’ll be great.” You grab the carton out of the freezer and grab two spoons while Harry cleans up the bowls from dinner. You gesture to have him follow you to the couch.

You grab the remote and turn Chopped on. You loved Tuesdays on the Food Network. You both dig in to the ice cream.

“Mm, this is good.”

“Yeah! I’m surprised, honestly.” Harry says. “You know what’s crazy, we just put an application in for our very own place.”

“I’m so excited, I loved that place so much. There was so much space.”

“Yeah, I like that there’s some room to grow if need be.” He says looking at the TV. You choke on your ice cream. “Jesus, you alright?” He rubs your back as you swallow.

“What do you mean room to grow?” He blinks at you. He realizes he said an inside thought out loud.

“Um…just like if we got a dog down the line.” You squint at him, you knew he wasn’t being entirely truthful. “Plenty of room for a small dog to scamp around.”

It wasn’t like you hadn’t thought about having kids some day, but you were only twenty-four. You were in no rush to care for a baby when you could barely take care of yourself. You knew Harry loved babies, but it was way too soon to start talking about any of that. Was it something he was already thinking about?

“Right, that’s what I thought you meant.” You turn your attention back to the TV.

“I love you.” He says.

“I love you too.” You nudge him. He puts an arm around you.

“Fuckin’ Ted.” He points his spoon at the TV. “He’s always gettin’ in the way! They only have twenty minutes mate!” You laugh hysterically. “It’s true!”

“I know! That’s why it’s so funny.” You take another bite of ice cream. “And that idiot over there doesn’t know how to properly grill pork, it’s gonna be dry.”

“Should’ve ground it up and fried it into fritters or something.”

“I agree.” You snuggle into him.

“M’gonna put this away, alright?” You nod. He puts the carton back in the freezer and gets back on the couch. “Would you lay on me?”

“Mhm.” You smile.

He lays on his back, head resting against the arm rest, you lay your head on his stomach, and lay your body between his legs. One hand laces in your hair, and rubs your scalp gently, the other hand rests on your back. He felt so happy to have your weight on him. He missed you so much last night.

“I missed you last night.” He says quietly. You look up at him. “Never gonna make ya that mad at me again, I swear.” You prop yourself up and kiss him.

“Wanna go make up?” You give him your bedroom eyes, and he picks you up immediately.

He turns the TV off, and carries you into the bedroom. You giggle when you sets you down and yanks your sweatshirt up of your head. His head goes right between your breasts, planting kisses where he sees fit. His mouth wraps around one of your nipples and your head rolls back. He twists your piercing with his teeth and you groan. He lifts you slightly and puts you on the bed. He leans up and takes his shirt off. Your hands trace over the butterfly. His skin was hypnotic. He pulls your pants down, and parts your legs. He kisses you, sucking your bottom lip into his mouth, then lets it go as he kisses down your neck, chest, and stomach. He sinks his teeth into your lower stomach and leaves a pretty decent bruise behind.

His mouth finds your clit next. Your hips buck up at the contact. His tongue flicks it a few times before he nibbles on you. Your hands go for his hair as you get lost in the feeling. His thumb replaces his mouth, and his tongue licks a stripe up your center. He hear him moan while he licks all around you. His tongue goes up inside you and you let out a moan of his name. You tasted amazing. Harry felt like he had been neglecting this side of things since you had started actually having sex. He could kick himself, why on earth would he deprive either of you of this?

“Harry.” You grind against his tongue. “Please fuck me.”

“Not yet.” He says bringing his mouth back to your clit, and inserting his middle finger in you. You pull hard on his hair. You want to clamp your legs together, but he uses his other hand to keep you spread apart.

His fingers curl up, and makes that come here motion deep inside you. Your head falls back into the pillow. You loved the way his tongue worked over your clit as his fingers hit that special spot inside.

“Shit, Harry.” Your back starts arching. “Harry.” You mean. “Harry!” You come all over his fingers, and your back arches completely off the bed. He slowly pumps in and out of you as you grind against him, riding out your high. “Fuck.” You say breathlessly.

He sits up and takes his own pants and boxers off. Dick throbbing and leaking for you. You grab at him, and rub your thumb over his leaking tip. You move him to lay down, and shuffle between his legs. You wrap your lips around his tip. You wanted to return the favor. His hips push up, and you take more of him into your warm mouth. You let go of him with a popping noise.

“Love the way you taste babe.” You say.

He grabs you and puts you back on your back. He grabs your legs and wraps them around his waist. He kisses you, sticking his tongue in your mouth as he pushes into you. He swallows your gasp.

“So fuckin tight, angel. Feels amazing.” He says into your neck before sucking the skin into his mouth.

“Love the way you fill me up, Harry.” He wasn’t going to last long with the way you were talking. “Don’t you think I should be on top?” You say into his ear. He leans up to look at you. “I mean, I think you should be teased a little for being so bad.”

“That so?” He smirks.

“Mhm.”

He rolls you both over so you’re on top of him.

“Don’t move until I say.” You grip the headboard, and slowly grind up and down on him. His hands slide up and down your thighs as he watches you ride him. His fingers dig into your hips, trying his best not to just thrust up into you. “Feels so good.” You say throwing your head back. You dip your hand down and rub your clit as you continue to grind against him slowly.

“Fuck, Y/N, please let me move.”

“Not yet.” You two had a habit of using your previous words against each other. Your breathing got faster as you could feel yourself getting close. You bite your bottom lip and close your eyes. “Shit.” You moan. You keep grinding against him, and look down with a smirk. “Alright, go ahead.”

Harry grips your ass and thrusts up into you causing you to gasp. You lean down on him and clutch at his shoulders as he fucks you. All of a sudden you’re on your back again, and the sound of skin slapping skin fills the air. He lifts one of your legs over his shoulder. He grinds into you and you moan loudly.

“You like that?” He smirks.

“Mhm.”

He fucks you like this for a few minutes, then drops your leg and comes down closer to you, crashing his lips to yours. You rake your nails down his stomach. His hands knead your breasts, one sliding up to your throat. Only lightly adding pressure like the other night.

“Just wanna remind ya of somethin’.” He says into your ear, nipping at your lobe. “You can take control whenever ya want.” His other hand reaches down for your clit and pinches it. Your back arches up in response. “But I’m the one in charge.”

He rubs on you quickly as he thrusts so deep tears come to your eyes. Between that and his words in your ear, you knew you’d be close again soon. He feels you tighten around him and your legs shake. You were sensitive now, but he didn’t let up.

“Fuck, Harry!”

“That’s it baby girl, come for me.” Your toes curl and your nails dig into his back, sure to leave marks. He groans into your neck.

“Fuck.” You say as your body goes limp around him.

He keeps going in and out of you, and you fully wrap your legs around him. He’s propped up with one arm, and his other reaches for your hand, you intertwine you’re your fingers. He brings it to the side your head. It was such a small act, but it turned you on so much.

“Fuck, I love you so much.” He says into your ear.

“I love you too. I love the way you make me feel, inside and out.” He nips at your jaw.

His thrusts start to get sloppier and quicker. He’s coming to his own release. You hear him moan your name a few times as he shoots up inside you. He collapses on top of you. You plant kisses to his forehead and run your hands through his sweaty hair.

He pulls out of you slowly and you wince from your sensitivity. You get up slowly and use the bathroom.

“Oh wow.” You say to yourself.

You didn’t realize how hard he had fucked you. You brush your teeth and wash your face. You smile at him as you open the door. He goes in to do his thing. You put on the t-shirt he had been wearing earlier, wanting to be fully encompassed with his scent. You crawl into bed, and scroll on your phone. He comes out a few minutes later.

“Shit, it’s late.” He says looking at the clock.

“S’only 10:30.”

“We’re usually in bed by now.” He chuckles. “When did we get so old?”

“Nothing about what we just did makes me feel old, speak for yourself grandpa.” He pretends to be offended.

“If I’m grandpa what do you think that makes you?”

“The young girlfriend that your kids tell you to dump because I’m only after your money.”

“I knew it!” You both giggle. “C’mere, love.” He opens his arms for you, and you lay on his chest. He sighs happily, playing with your hair.

“Mm, I love when you do that, feels so nice.” You close your eyes and listen to his gentle heartbeat.

//

You absolutely do not want to get up when you hear your alarm go off. Nor could you because Harry somehow had rolled on top of your body. You were starting to think you needed to set up a camera in the room just to see what he does in his sleep. You were a sweaty mess and you needed to shower. You turn your alarm off, and rub your eyes. You try to move, careful not wake him, but Harry’s hands grip at your sides.

“Five more minutes.” He says into your chest. You giggle.

“I have to shower.”

“But you’re soooo cozy.” He whines. You run your hands through his hair.

“Babe, please let me get up.” You coo.

“Can I shower with you?”

“Yes, but I can’t be in there long.”

He lets you up, and you throw your hair up into a bun on the top of your head. You didn’t have the energy to wash it. It was still pretty fresh from the salon. Harry was a sleepy boy this morning. He mostly just kept his arms around you while you washed yourself. You washed his back and chest for him. He woke up a little while you scrubbed his head for him. He kisses you before you both get out.

You throw a simple dress and boots on. You decide to keep your hair up in a bun, but you adjust it so it looks a little nicer, pulling some pieces out to frame your face. You put on some makeup, and grab a scarf to cover your neck with. You pack your gym bag as well before going out to see Harry in the kitchen making smoothies.

“Thank you sweetie.”

“Sure thing.”

“M’going to the gym after work. I’ll probably be home around six.”

“Okay, I might be home later than that. Gotta lot to do today.”

“Alright, I can make something for dinner then.” You smile and kiss him on the cheek. He grabs your wrist as you turn around. “What?”

“S’all I get for a goodbye kiss?” You giggle and press yourself against him. You give him a good kiss. “Mm, thank you.” He hums. “Can I come see ya at lunch today?”

“Sure! I’d love that.”

“Have a good day, love.”

“You too.” You grab your lunch out of the fridge, throw your coat on, and head out the door.

//

A coffee is waiting for you on your desk when you get there. You grab it and go down the hall to thank Niall.

“Good morning.” You say to him.

“Hey there.” He smiles at you. “You’ve been wearin’ a lot scarves lately.” He smirks.

“Yeah…it’s the only thing that covers these up.” You move it to the side to show him.

“Jesus. Doesn’t that hurt?”

“Sometimes.” You shrug. “But, not in a bad way.” You blush slightly.

“You two work everythin’ out?”

“Mhm…I still haven’t explained everything, but I told him when I felt ready I’d tell him.”

“Good. Sorry again.”

“Don’t mention it. Let’s move on.” You smile.

“Tell me about the apartment.”

“It’s beautiful! Gigantic too. We put an application in.”

“That’s great!”

“Yup, you know you and I need to plan a night for the two of us to get together. I haven’t even been able to tell you everything about England yet.” He frowns.

“I…don’t know if I can do that.”

“Why not?” You sit down. He sighs and looks at you.

“Well, on top of everything else last night, Sarah got mad at me.”

“About what?”

“I was like thirty minutes late to our plans…which were at my place.”

“Why were you late?”

“Because I wanted to make things right with you. She was pissed because she sat out waiting in her car because I haven’t given her a key or anythin’. She wasn’t thrilled when I told her I was at your place.” You roll your eyes. You knew Sarah had a tendency to get jealous, and make mountains out of mole hills. “She doesn’t really want me hanging out alone anymore. Says we have plenty of alone time at work.”

“What?! That’s ridiculous Niall. This.” You gesture between the two of you. “Is completely different than getting to hang outside of work.” You take a sip of your coffee. “So she’s basically telling you that you can’t be friends with me anymore?”

“I don’t know…but I don’t wanna rock the boat. I really like her, it’s been a while since I felt this way about someone.”

“Do you two love each other?”

“I’ve fallen for her yeah.”

“Do you think she’s the one?”

“Why are you askin’ me somethin’ like that?”

“Because it seems pretty fucking stupid to stop being friends with someone for a person you’re not even in love with.”

“Not everyone moves as fast as you and Harry you know? She could be the one. And I’m not stoppin’ bein’ friends with ya, we just need to lay low for a bit, til she cools off.”

“Fuck that.”

“You can’t say anythin’ t’her or she’ll get mad at me.”

“Niall, I fucking introduced the two of you, she’s not going to get away with this.” You groan. “Why does this always happen to me?”

“What do you mean?”

“Anytime I have a guy friend their girlfriends always end up telling them to stop talking to me. It happened to me all the time in high school.”

“She didn’t tell me I couldn’t talk to you, she just doesn’t want me hanging out with you one on one for a while. And I wasn’t really in a position to justify anythin’. I wanna keep seein’ where this goes with her.”

You roll your eyes and sigh.

“I’m going to start the day, thanks for the coffee.”

//

Harry showed up for lunch just like he said he would. You hear a knock on the outside of your door.

“Hey you!” You say excitedly. “C’mon in, close the door.” You get up and greet him, giving him a kiss on the cheek.

“Need t’heat this up love.”

“Oh! You’re right. I’ll go bring these to the break room for us, hang tight.”

You leave to go to the break room. You see Niall sitting, waiting for you.

“Sorry, I forgot to mention Harry came for lunch. Probably shouldn’t eat together anyways.” You say putting your food in the microwave.

“Jesus, is this how it’s gonna be?”

“Not until you set her straight. If you don’t I will.”

“But what if she-“

“Niall, if this is something you two break up over, then it wasn’t meant to be. Harry doesn’t have a problem with us being friends, why should she?” He sighs. “You know I’m right.”

“Yeah, I know.” You put your hand on his shoulder, then leave with the food.

You go back into your office, and close the door behind you. You sit next to Harry and hand him his food.

“How’s your day so far baby?” You ask him.

“Good, busy already. Happy I could break away to see ya.”

“Me too.”

“This is such a good lunch, thanks again for makin’ it f’me.”

“You’re welcome my love.” His heart flutters.

“Come sit with me.” You giggle and sit on his lap.

“This is all the affection I can show you in here.” You coo.

“I know, just wanna feel ya on me.” He nuzzles into your chest. You stroke your hands through his hair.

You loved when he was like this. Just your cuddly boy.

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